Are the Alfriston conveyancing solicitors identified as being on the Lloyds conveyancing panel, together with their details provided by Lloyds?
Alfriston conveyancing firms themselves provide us confirmation that they are on the Lloyds conveyancing panel as opposed to being supplied with a list from Lloyds directly.
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a ground floor flat in Alfriston. Do I receive the keys to the house on completion from my solicitor? If so, I will find a local conveyancing solicitor in Alfriston?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the owner’s solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and start moving into the property. Usually this occurs between 1 and 3pm.
Is it the case that all Alfriston solicitor practices on the HSBC conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many banks do permit licenced conveyancers on their panel and in that case the practice would be governed by the CLC.
I have a mortgage with Skipton for my property in Alfriston. Conveyancing has been completed some time ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Skipton?
You must advise Skipton before letting out your property as this is likely to be a breach of Skipton’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Skipton directly. You need not do this via a Skipton conveyancing panel solicitor.
What will a local search inform me concerning the property we're purchasing in Alfriston?
Alfriston conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search is essential in every Alfriston conveyancing purchase; as long as you wish to avoid any nasty once you have moved into your property. The search will reveal information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
The estate agent has sent us the confirmation of our purchase of a new build flat in Alfriston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Alfriston
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There must be mutual enforceability of lessee’s covenants. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, no chain conveyancing. Alfriston is the location of the property. Can you offer any opinion?
Flying freeholds in Alfriston are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Alfriston you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Alfriston may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Our lawyer in Alfriston has identified a a problem with the lease for the property we are purchasing in Alfriston. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will cover the costs. Our solicitor says that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the mortgage company approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.