When does exchange of contracts occur in purchase conveyancing in Camberwell and am I required to attend the solicitors office?
If you are local to one of the conveyancing solicitors in Camberwell you are invited in to sign documents. That being said, the law practices we recommend supply a countrywide conveyancing service and provide just as diligent and professional a job for you when communicating with you electronically. The executing of the property agreement is not the point of no return. A signed contract is necessary for the conveyancer to address the formalities at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Camberwell)to be in the office available at the end of the phone to exchange contracts.
I am being advised by my lawyer that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Camberwell?
The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between National Westminster Bank and Skipton Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
We have agreed to purchase a house in Camberwell. One unusual aspect is that the roof has a solar panel. Co-operative have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Co-operative your lawyer must comply with the conveyancing requirements set out in Section two of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Co-operative where a lease does not meet these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Camberwell.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, UBS are being a right pain. The Camberwell solicitor who is on the UBS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but UBS are requiring a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
Do commercial conveyancing searches reveal impending roadworks that may affect a commercial land in Camberwell?
Its becoming the norm that commercial conveyancing solicitors in Camberwell will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in Camberwell. The search result provides 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 Camberwell.
For every commercial conveyancing transaction in Camberwell it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Camberwell commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in Camberwell.
My wife and I have a renovated Victorian house in Camberwell. Conveyancing solicitor represented me and Nottingham Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Camberwell and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the position with the conveyancing practitioner who conducted the purchase.
How does conveyancing in Camberwell differ for newly converted properties?
Most buyers of new build or newly converted property in Camberwell approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because house builders in Camberwell 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 conveyancing solicitors 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 Camberwell or who has acted in the same development.
What does commercial conveyancing in Camberwell cover?
Camberwell conveyancing for business premises incorporates a wide range of advice, provided by regulated solicitors, relating to business property. For instance, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.