I am acquiring a house for cash in Hungerford. I have lived for the last twelve years in Hungerford. Conveyancing searches are exorbitant. Given that I have knowledge of the area and road intimately must I have all the conveyancing searches?
In the absence of a mortgage, then all but one or two of the Hungerford conveyancing searches are non-obligatory. Your lawyer will ’encourage you, no-doubt strongly, that you should have searches done, but she is duty bound to do this. One thing to take into account; if you are going to sell the house in the future, it could be of importance to your prospective buyer what the searches disclose. Sometimes houses with no practical issues can still show up unfavourable search results. A good conveyancing solicitor in Hungerford should provide you some sensible advice here.
We note that you have a post code search directory identifying law firms on the UBS conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Hungerford?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hungerford.
I am helping my niece sell her house in Hungerford. Will the conveyancing solicitor commission an EPC or do I organise this?
Following the abolition of Home Packs, EPC’s was maintained a required component of moving property. An energy performance certificate should be commissioned before the property is placed on the market. This is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Hungerford conveyancing practitioner they might help arrange energy assessments due to their contacts with reputable local energy assessors
I'm the single beneficiary of my late mum's estate and I have everything in my name now, including the house in Hungerford. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my property ownership may be treated the same way as though I had purchased the house in June. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be impacted by that. many banks would take a sensible view as this obligation primarily exists to capture the purchase and immediately sell or the flipping of property.
I have a mortgage with UBS for my property in Hungerford. Conveyancing has been completed 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention prior to renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. It should not be necessary to do this via a UBS conveyancing panel firm.
I acquired my house on 9 March and my personal details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Hungerford said it should be formalised in less than a month. Are transfers in Hungerford uniquely lengthy to register?
As far as conveyancing in Hungerford is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can vary according to the party submitting the application, whether there are errors and if the Land registry must send notices to any interested persons or bodies. At present in the region of 80% of such applications are completed in less than three weeks but some can be subject to longer delays. Historically registration is effected once the purchaser is living at the premises therefore an expedited registration is not typically an essential issue yet where it is urgent that the the registration takes place urgently then you or your lawyers can contact the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Hungerford. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Hungerford
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I am buying a maisonette and cash is in place. I have provided solicitor with two separate forms of photographic identification, bank statement, endless utility bills. Now he requires a copy from a probate lawyer stating that the funds are in place and that it has come from inheritance and not selling fake watches.
For some years now requires conveyancing solicitors as well as banks, building societies and other financial institutes to obtain satisfactory evidence of the identity of the client. This is because solicitors who deal with money and property on behalf of their clients can be used by criminals wishing to launder money. In order to comply with the law of money laundering, your Hungerford conveyancing lawyer will need to obtain evidence of your identity as as well as make sure that your funds are legitimate.