We are purchasing a detached bungalow in Eynsham. The intention is to an extension at the rear at the house.Will legal work on the property involve enquiries to determine if these alterations are permitted?
Your property lawyer will review the registered title as conveyancing in Eynsham can on occasion reveal restrictions in the title deeds which prohibit certain alterations or need the permission of another owner. Some works need local authority planning permissions and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I am selling my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being pedantic. The Eynsham solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
At last I have had an offer on an apartment in Eynsham agreed to, but there is a chain. The sellers have offered on on an apartment, but it’s not yet agreed to, and are looking at other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Eynsham. What do I do now? At what point should I apply for the mortgage with TSB?
It is usual to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of £1k, then survey, Eynsham conveyancing search charges, etc). The first course of action is to ensure that your property lawyer is on the TSB conveyancing panel. Regarding the next stages this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a rising market some buyers would apply for the mortgage with TSB and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who did the conveyancing in Eynsham 5 years ago no longer exist. What are my options?
In today’s world there are copies made of almost everything, and your solicitor will know exactly where to look for all the appropriate documentation so you may purchase or sell your property without a hitch. Where copies are not available, your solicitor may be able to arrange cover in the form of insurance or indemnities against possible claims on the premises.
How does conveyancing in Eynsham differ for newly converted properties?
Most buyers of new build property in Eynsham contact us having been asked by the builder to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Eynsham tend to purchase the land, 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 property lawyers 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 Eynsham or who has acted in the same development.
I was pointed in your direction by numerous estate agents in Eynsham to get a quote from a conveyancer on your site. What’s the financial inducement for Estate Agents to offer your lawyers rather than another?
We refuse to offer any commission for sending work to this site. We found it would be just too difficult to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
Do you have any advice for leasehold conveyancing in Eynsham from the point of view of speeding up the sale process?
- Much of the delay in leasehold conveyancing in Eynsham can be bypassed where you appoint lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Eynsham state that internal structural changes or addition of wooden flooring require a licence issued by the Landlord approving such changes. Should you dont have the paperwork in place do not communicate with the landlord without contacting your lawyer first. You believe that you know the number of years remaining on your lease but you should double-check via your conveyancers. A buyer’s lawyer will be unlikely to recommend their client to to exchange contracts if the remaining number of years is under 75 years. In the circumstances it is important at an early stage that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale. If you are supposed to have a share in the Management Company, you should make sure that you are holding the original share certificate. Obtaining a new share certificate can be a time consuming formality and frustrates many a Eynsham conveyancing transaction. Where a duplicate share certificate is required, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible.
Leasehold Conveyancing in Eynsham - Sample of Questions you should ask before buying
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Its a good idea to discover as much as possible about the managing agents as they can either make your life much simpler or problematic. As the proprietor of a leasehold property you will be in the clutches of the managing agents both financially and when it comes to day to day issues like the tidiness of the common parts. Enquire of prospective neighbours what they think of their service. Finally, investigate as to the dates that the service charges are due to the managing agents and precisely what you get for your money. Who are the managing agents? How many of the leaseholders are in arrears for their maintenance charge payments?
When it comes to my conveyancing in Eynsham should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Eynsham conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.