IfI was to purchase a straightforward homein Hindhead mortgage fee and have no survey and no local authority searches how much would I expect to to save on my conveyancing in Hindhead?
The sole reduction in fees you would achieve is the Hindhead conveyancing searches. A lawyer is obliged to do the vast majority of work - money laundering, communicating with your vendors solicitor, SDLT return, register the title etc. You might save a bit for them not needing to register a charge but it won't be significant.
At what point will exchange of contracts occur in domestic conveyancing in Hindhead and am I required to be at the lawyers office?
Where you are in close proximity to one of the conveyancing solicitors in Hindhead you are welcome to attend to sign the paperwork. That being said, the law practices we work with supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when communicating with you by post or email. The signing of the contract is not the important part. A signed contract simply enables the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hindhead)to be in the office at the appropriate time.
We have agreed to purchase a house in Hindhead. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
As your lender is Santander your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Santander. The Council of Mortgage Lenders’ Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Santander where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Hindhead.
I am selling my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being a right pain. The Hindhead solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Hindhead solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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. You may wish to consider appointing your own Hindhead surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My colleague advised me that if I am buying in Hindhead I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Hindhead conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Hindhead around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hindhead Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Hindhead Education with plans and statistics, Local Amenities and other useful information concerning Hindhead.
I decided to have a survey carried out on a property in Hindhead in advance of retaining solicitors. I have been informed that there is a flying freehold element to the property. My surveyor has said that some lenders will not give a loan on a flying freehold premises.
It depends who your proposed lender is. HSBC has different requirements for example to Halifax. Should you wish to telephone us we can check via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Hindhead. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Hindhead to see if the conveyancing will be more expensive.
My father-in-law has suggested that I instruct his lawyers for conveyancing in Hindhead. Do I take his advice?
There are no two ways about it the best way to select a conveyancing lawyer is to get feedback from friends or family who have actually previously instructed the conveyancer you're contemplating using.