Can I use your services to recommend a Conveyancing solicitor in Chapel Allerton even where I’m not buying or selling a house, for example if I wish to buy an office in Chapel Allerton with a mortgage from TSB?
The service is predominantly utilised to get a quote from residential conveyancing solicitors in Chapel Allerton but we have listed towards the end of this page some Chapel Allerton commercial conveyancing firms. You will need to make contact with the firm directly to see if they are also authorised to represent TSB
I am helping my aunt sell her flat in Chapel Allerton. Will the conveyancer commission an energy performance certificate or it is for the owner to coordinate?
After the demise of Home Packs, EPC’s was left as a required component of moving property. An EPC needs to be to hand before the property is put on the market. It is not a task that law firms ordinarily organise. If you are using a Chapel Allerton conveyancing practitioner they may help arrange energy assessments given their relationships with reputable Chapel Allerton providers
I'm the only beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Chapel Allerton. The Chapel Allerton property was put into my name in February. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the property in February. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. Most mortgage companies would take a practical view as this provision is chiefly there to capture subsales or the flipping of property.
I have instructed a Chapel Allerton solicitor having made sure that they are on the Santander conveyancing panel. Does my lawyer arrange the survey of the property?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander 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 Chapel Allerton postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in Chapel Allerton.
Should my solicitor be making enquiries regarding flooding as part of the conveyancing in Chapel Allerton.
Flooding is a growing risk for lawyers conducting conveyancing in Chapel Allerton. There are those who buy a house in Chapel Allerton, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or dispose of the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a number of checks that can be carried out by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Chapel Allerton. The conventional set of information given to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the vendor to discover if the property has suffered from flooding. In the event that the premises has been flooded in past and is not disclosed by the seller, then a buyer could commence a legal claim for losses as a result of such an inaccurate answer. A purchaser’s conveyancers should also conduct an enviro search. This should reveal whether there is a recorded flood risk. If so, additional inquiries should be made.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Chapel Allerton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Chapel Allerton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Chapel Allerton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chapel Allerton may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Chapel Allerton and how can you help?
The particular law that you refer to gives a safeguard to commercial lessees, giving them the dueness to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act to your advantage and help with commercial conveyancing in Chapel Allerton
My son is about to join the property ladder, he had his mortgage in principle. When the offer was accepted on flat we rang the bank to move forward with his. I was disappointed to learn that banks do not accept all property lawyer, they must be on their panel, is this legal?
Lenders ordinarily restrict either the type or the number of conveyancing firms on their panel. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Chapel Allerton solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Probably not.