I am helping my niece sell her property in Belper. Does the conveyancer arrange an energy assessment or it is for me to coordinate?
After the demise of HIPs, energy performance certificates remained a required part of moving property. An energy performance certificate should be to hand before the property is marketed. It is not something that law firms normally arrange. If you are using a Belper conveyancing practitioner they may be willing to arrange energy assessments given their relationships with reputable Belper providers
My wife and I have arranged the release of further funds on our mortgage from TSB as we wish to conduct alterations to our house in Belper. Are we obliged to choose a local Belper solicitor on the TSB conveyancing panel to handle the legals?
TSB do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB panel.
My offer on a detached house in Belper has been agreed to, but there is a chain. The sellers have offered on a property, however it’s not yet tied up, and have viewings of other flats booked. I have chosen a high street conveyancing solicitor in Belper. What should be my next step? When should I get the mortgage application with Nationwide going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Belper conveyancing search costs, etc). First, you should ensure that your lawyer is on the Nationwide conveyancing panel. Regarding the next stages this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a rising market the majority of buyers will apply for a home loan with Nationwide and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to move forward with the conveyancing in Belper.
Despite weeks of looking the Title Certificate and documents to our home can not be found. The lawyers who did the conveyancing in Belper 10 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title original deeds to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Belper differ for newly converted properties?
Most buyers of new build residence in Belper approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because developers in Belper tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Belper or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in Belper before appointing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor has said that some lenders tend refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different instructions for example to Halifax. Should you wish to call us we can investigate further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Belper. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by a number of property agents in Belper to choose a property lawyer on your site. Is there a financial inducement for Estate Agents to recommend your site over another?
We refuse to offer any referral fee for directing people to this site. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
The mortgage broker has recommended their conveyancer for the conveyancing in Belper - won’t it be easier to just instruct them?
It is worth checking if the estate agent is recommending a solicitor or introducing to a property lawyer. There are plenty of Belper estate agents who recommend two or three Belper conveyancing firms purely based on those lawyers offering a great service.