We are purchasing a detached bungalow in Bourne End. The intention is to an extension at the rear at the house.Will legal investigations on the property include enquiries to ascertain if these alterations were previously refused?
Your property lawyer should review the registered title as conveyancing in Bourne End will sometimes identify restrictions in the title deeds which restrict categories of changes or need the permission of another owner. Some works call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I am selling my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being pedantic. The Bourne End solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bourne End solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bourne End postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Bourne End.
Will commercial conveyancing searches reveal impending roadworks that could impact a commercial property in Bourne End?
Its becoming the norm that commercial conveyancing solicitors in Bourne End will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Bourne End. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bourne End.
For each commercial conveyancing transaction in Bourne End it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to Bourne End commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Bourne End.
I used Wolstenholmes several years past for my conveyancing in Bourne End. I now require my papers however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bourne End of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Bourne End differ for newly converted properties?
Most buyers of new build premises in Bourne End contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because developers in Bourne End typically buy 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 accustomed to new build conveyancing in Bourne End or who has acted in the same development.
I opted to have a survey completed on a property in Bourne End in advance of retaining lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies may not give a mortgage on this type of home.
It varies from the lender to lender. HSBC has different instructions from Nationwide. If you e-mail us we can check via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bourne End. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bourne End to see if the conveyancing costs will increase in light of this.
My brother-in-law has suggested I instruct a conveyancing solicitor in Bourne End. I I would like to check if they are listed on the bank's approved list of lawyers. Can you help?
You should call the lawyer to check if they are on the bank's approved list. If that does not help call us and we can make some checks for you. Should the firm not be on the lender panel we we can help find a quality conveyancing solicitor in Bourne End on the panel for your mortgage company.