I am helping my sister sell her house in Holywell. Will the conveyancer commission an EPC or it is for me to see to?
Following the demise of HIPs, energy assessments was maintained a mandatory element of moving house. An energy performance certificate must be to hand in advance of the property being put on the market. It is not something that lawyers ordinarily organise. Where you are using a Holywell conveyancing solicitor they may be able to arrange energy assessments given their contacts with long established Holywell assessors
We are due to move property in February. Will my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you suggest a removal company in Holywell. Conveyancing solicitor was organised prior to coming across your site.
On the day of completion you will need to collect the keys from the property agent but this can only happen when the sellers solicitors confirm to the agent that they have the completion monies and the keys can be collected. Subsequently you should inform the removal company that they can start moving you in. We do not suggest a specific removal company but can assist you in finding a conveyancing in Holywell or a solicitor that specialises in conveyancing in Holywell.
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 Holywell solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 conveyancer 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 Holywell postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Holywell.
What can a local search tell me regarding the property I am buying in Holywell?
Holywell conveyancing often commences with the submitting local authority searches directly from your local Authority or through a personal search organisations for example PSG The local search plays a central part in most Holywell conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I'm purchasing a new build house in Holywell with a loan from Alliance & Leicester . The developers refused to reduce the amount so I negotiated 6k of extras instead. The property agent told me not disclose to my lawyer about the deal as it could adversely affect my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a quick, no chain conveyancing. Holywell is the location of the property. What do you suggest?
Flying freeholds in Holywell are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Holywell 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 Holywell 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.
My cousin has recommend that I appoint his conveyancers in Holywell. Should I use them?
No doubt it’s preferable to choose a conveyancing solicitor is to seek guidance from friends or relatives who have used the solicitor that you are are thinking of instructing.
I am planning to acquire a flat and require a conveyancing solicitor in Holywell who is on the lender solicitor panel. Can you recommend a Holywell or local Holywell conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Holywell. We dont recommend any particular solicitor.