I am due to exchange buying a property in Birkenshaw but as a consequence of wreckage from a small fire at the property I have managed to agree recompense from the seller in the sum of three thousand pounds in the form of a reduction in the price. This was going to be dealt with as part of a side agreement but Bank of Ireland are not allowing this. Should they have been notified?
The lawyer that is on a Bank of Ireland approved list is required to advise Bank of Ireland of any changes to the purchase price. If you were to refuse your conveyancer to report the reduction to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new lawyer for your conveyancing in Birkenshaw.
A colleague informed me that in buying a property in Birkenshaw there may be a number of restrictions prohibiting external alterations to the property. Is this right?
We are aware of a number of properties in Birkenshaw which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Birkenshaw should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My lawyer has informed me that defective lease insurance is required on my purchase. What is the level of cover for Birkenshaw conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Barnsley Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Two weeks ago we had a mortgage agreed in principle with Santander. Birkenshaw conveyancing practitioners have been selected. How long does it take for Santander to issue the offer to the lawyer?
Some lenders take longer than others. Have Santander done the valuation? Have you advised Santander as to your lawyers' details and checked that your lawyers are on the Santander conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
My friend suggested that if I am purchasing in Birkenshaw I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Birkenshaw conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Birkenshaw around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Birkenshaw Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Birkenshaw Education with plans and statistics, Local Amenities and other useful information about Birkenshaw.
The deeds to my property can not be found. The lawyers who dealt with the conveyancing in Birkenshaw 5 years ago are no longer around. Will I be able to sell the house?
You no longer need to hold title original deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Birkenshaw differ for new build properties?
Most buyers of new build premises in Birkenshaw approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Birkenshaw tend to purchase the site, 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 conveyancers 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 Birkenshaw or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Birkenshaw before appointing lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor advised that some banks tend refuse to grant a loan on such a premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Birkenshaw. Conveyancing will be smoother if you use a solicitor in Birkenshaw especially if they are acquainted with such properties in Birkenshaw.