My partner and I are looking to acquire a flat in High Peak and are in fact using a High Peak conveyancing practice. Within the last couple of days our solicitor has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Halifax have this afternoon contacted us to inform me that there is now an issue as our High Peak lawyer is not on their conveyancing panel. Is this a problem?
When purchasing a property with mortgage finance it is usual for the purchasers' lawyers to also represent the mortgage company. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your solicitor should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred High Peak lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
I am due to move property in January. Should my conveyancing solicitor update the removal company on the day of completion. As an aside, can you put forward a removal company in High Peak. Conveyancing lawyer was chosen before I stumbled across your site.
On the afternoon of completion you can pick up the house keys from the property agent but this should only be done after the sellers conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. You should advise the removal company that they can start moving you in. As a matter of policy we do not suggest a specific removal company but can help you locate a conveyancing in High Peak or a firm that specialises in conveyancing in High Peak.
I have instructed a High Peak property lawyer 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 conveyancing practitioner 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 High Peak postcode. As you are getting a mortgage with Santander, you could contact them to see if they have a list of approved surveyors in High Peak.
My sealed bid on a house in High Peak has been agreed to, but there is a chain. The vendors have put an offer on a property, but it’s not yet agreed to, and are looking at other properties booked. I have instructed a local conveyancing solicitor in High Peak. What do I do now? At what stage do I apply for the mortgage with Yorkshire BS?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx one thousand pounds, then survey, High Peak conveyancing search charges, etc). The first course of action is to ensure that your lawyer is on the Yorkshire BS approved list. Regarding the next steps this very much dictated by the uniqueness of your case, desire for this property and on the state of the market. In a hot market the majority of purchasers would apply for the mortgage with Yorkshire BS and arrange for the valuation and only if it was satisfactory would they request their property lawyer to press on with the conveyancing in High Peak.
Will my conveyancer be raising questions concerning flooding as part of the conveyancing in High Peak.
Flooding is a growing risk for lawyers dealing with homes in High Peak. Plenty of people will purchase a property in High Peak, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, but there are a various checks that may be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in High Peak. The conventional set of information sent to a buyer’s solicitor (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the seller to discover whether the premises has ever been flooded. If flooding has previously occurred which is not revealed by the owner, then a buyer could issue a compensation claim as a result of such an incorrect reply. A purchaser’s solicitors may also order an enviro report. This should disclose if there is any known flood risk. If so, additional investigations will need to be conducted.
Are there restrictive covenants that are commonly picked up during conveyancing in High Peak?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in High Peak. 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…’
I've recently found out that there is a flying freehold issue on a house I have offered on last month in what should have been a simple, chain free conveyancing. High Peak is where the house is located. Can you offer any assistance?
Flying freeholds in High Peak are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in High Peak you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in High Peak 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 premises.
Online research suggests that High Peak solicitors are more expensive than licensed conveyancers in High Peak when it comes to purchasing a property. Am I better off using a conveyancer or a solicitor where I am buying a house in High Peak.
When it comes to conveyancing in High Peak the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.