I have a decision in principle. The lender mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel lawyer as I would prefer to appoint a specialised conveyancing solicitor in Leek?
You should check but the the likelihood is that give you one of their panel lawyers if you take up the "fee-free" incentive. Call the lender to explore if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards your preferred conveyancing solicitor in Leek.
I am helping my step-mother sell her house in Leek. Does the conveyancer order the energy performance certificate or do I organise this?
After the abolition of Home Information Packs, energy performance certificates was maintained a required part of moving house. An energy performance certificate should be to hand before the property is marketed. It is not as aspect of the sale process that solicitors normally arrange. If you are using a Leek conveyancing solicitor they might be able to arrange energy assessments due to their relationships with long established Leek assessors
My husband and I have organised a further advance on our home loan from TSB as we want to conduct alterations to our home in Leek. Are we obliged to appoint a bricks and mortar Leek solicitor on the TSB conveyancing panel to deal with the paperwork?
TSB would not normally require a member of their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB conveyancing panel.
After shopping around on the internet I have found a Leek solicitor having checked that they are on the Coventry BS conveyancing panel. Does my lawyer arrange the survey of the property?
Coventry BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Coventry BS 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 Leek 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.
I am planning on selling our property in Leek and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Leek lawyer would know this is not the case. For the life of me I don't know why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in Leek. Having lived in Leek for many years we know that this is a non issue. Do we get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Leek?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Leek. 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 element on a property I put an offer in last month in what should have been a simple, no chain conveyancing. Leek is where the house is located. Can you shed any light on this issue?
Flying freeholds in Leek are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leek 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 Leek 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 premises.
In surfing the internet for the phrase conveyancing in Leek it reveals numerous conveyancersin the vicinity. How do I determine which is the suitable solicitor for the sale of my house?
The best method of seeking a suitable conveyancer is via personal testimonial, so seek the opinion of colleagues and relatives who have purchased a property in Leek or a respected estate agent or mortgage broker. Charges for conveyancing in Leek differ, so it's sensible to request at least four costs illustrations from varying types of solicitors. Make sure that you clarify what costs in the quote includes.