I am helping my aunt sell her house in Great Wyrley. Will the conveyancing solicitor commission the energy performance certificate or should I organise this?
Following the demise of Home Information Packs, energy performance certificates remained a required element of selling a house. An EPC must be commissioned in advance of the property being advertised. This is not a task that lawyers normally arrange. Where you are instructing a Great Wyrley conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with reputable local assessors
I've read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Great Wyrley solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 property 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 Great Wyrley postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Great Wyrley.
After what feels like an age I have had an offer on a maisonette in Great Wyrley agreed to, but there is a chain. The owners have placed an offer on on an apartment, however it’s not been accepted yet, and have viewings of other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Great Wyrley. What do I do now? When do I get the mortgage application with Bank of Ireland going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then valuation, Great Wyrley conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Bank of Ireland conveyancing panel. Concerning the next stages this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a rising market the majority of purchasers would apply for the mortgage with Bank of Ireland and pay for the valuation and only if it comes back ok would they ask their property lawyer to press on with searches.
Are there restrictive covenants that are commonly picked up during conveyancing in Great Wyrley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Great Wyrley. 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…’
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a simple, chain free conveyancing. Great Wyrley is the location of the property. Can you shed any light on this issue?
Flying freeholds in Great Wyrley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Great Wyrley you would need to get your solicitor to go 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 Great Wyrley may decide 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.
I need to instruct a conveyancing practitioner in Great Wyrley for my sale. Is there any facility to check a solicitor's record with the profession’s regulator?
Anyone may read documented Solicitor Regulator Association (SRA) decisions arising from investigations from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, call +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.
Can you offer any advice when it comes to finding a Great Wyrley conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Great Wyrley conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Great Wyrley conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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Can they put you in touch with clients in Great Wyrley who can give a testimonial? What are the charges for lease extension work?
I purchased a studio flat in Great Wyrley, conveyancing having been completed September 2004. Can you work out an approximate cost of a lease extension? Corresponding properties in Great Wyrley with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2096
With only 71 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My husband and I have AIP from Alliance & Leicester who suggested we could borrow up to £350k. When do we need to instruct a lawyer for conveyancing? Great Wyrley is where we are buying.
You can appoint a conveyancer now so that the conveyancer can open the ledger so they can do their AML checks etc. Once you wish them to start work they will seek a payment on account usually approximately £225. That would generally be after you have the loan offer from the lender and survey back, however if you want to expedite matters you can get going sooner albeit risking some expense.