We are about to exchange on the purchase of a house in Caldicot but as a consequence of damage from the recent storms I have managed to agree reparation from the current proprietors in the sum of £3k by way of a reduction in the price. I had intended this to be addressed as part of a side agreement yet Coventry BS will not agree to this. Why were they approached?
The lawyer that is on the Coventry BS conveyancing panel is duty bound to advise Coventry BS of any variations to the sale price. If you prohibit your property lawyer to notify the reduction to Coventry BS then they would have to discontinue acting for you. In addition, Coventry BS and you would have to appoint a new solicitor for your conveyancing in Caldicot.
I am helping my sister sell her flat in Caldicot. Will the conveyancing solicitor order the energy assessment or it is for me to see to?
After the demise of Home Packs, energy performance certificates became a compulsory element of selling a house. An EPC should be to hand prior to the property being put on the market. This is not a task that conveyancers normally organise. Where you are instructing a Caldicot conveyancing lawyer they might help arrange energy assessments due to their relationships with long established local providers
We expect to receive a DIP from Co-operative this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Caldicot solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Caldicot solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
After shopping around on the internet I have found a Caldicot conveyancing practitioner having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 lawyer 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 Caldicot postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Caldicot.
I have been told that property searches are a common reason for hinderance in Caldicot conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Caldicot.
Are there restrictive covenants that are commonly picked up during conveyancing in Caldicot?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Caldicot. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Caldicot. 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.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Caldicot
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please confirm the Lease plans are surveyor prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
I am looking for a leasehold apartment up to £195,000 and found one close by in Caldicot I like with amenity areas and transport links in the vicinity, the downside is that it only has 51 years on the lease. I can't really find anything else in Caldicot for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you require a mortgage the shortness of the lease will be an issue. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.