I am helping my aunt sell her house in Little Burstead. Does the conveyancer order an energy performance certificate or it is for the seller to coordinate?
After the abolition of HIPs, EPC’s was left as a compulsory element of selling a house. An energy assessment needs to be to hand prior to the property being advertised. It is not something that solicitors ordinarily arrange. Where you are using a Little Burstead conveyancing practitioner they might be willing to arrange energy performance certificates due to their contacts with long established local assessors
I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Little Burstead solicitor on the Aldermore panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
I am selling my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being difficult. The Little Burstead solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
I am close to exchanging contracts on the sale of our property in Little Burstead and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. A high street Little Burstead lawyer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Little Burstead. Having lived in Little Burstead for six years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation need.
It would appear that you have a conveyancing lawyer 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 life insurance to cover that same ailment)
I purchased my home on 7 January and my personal details is yet to be registered. Need I be worried? My conveyancing solicitor in Little Burstead advises it would be dealt with in less than a month. Are properties in Little Burstead uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Little Burstead registration formalities. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any third persons or bodies. As of today approximately three quarters of such applications are completed in less than three weeks but occasionally there can be longer hold-ups. Historically registration takes place once the purchaser is living at the property thus an expedited registration is not typically top priority yet where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
I'm purchasing a new build house in Little Burstead benefiting from help to buy. The builders would not budge the amount so I negotiated 6k of additionals instead. The estate agent told me not inform my solicitor about the deal as it could adversely affect my mortgage with Bank of Scotland. Do I keep my lawyer in the dark?.
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 opted to have a survey carried out on a property in Little Burstead before instructing lawyers. I have been informed that there is a flying freehold element to the house. Our surveyor has said that some banks tend refuse to give a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Little Burstead. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Little Burstead to see if the conveyancing costs will increase in light of this.
I previously told by my bank that their panel solicitors work on no completion no charge basis for conveyancing in Little Burstead. I had a purchase fall through nevertheless the conveyancers have invoiced for search fees! They say the fees are seperate!
By promising "no completion no fee" Little Burstead conveyancing firms are foregoing their fees for any work done. We must stress this is NOT an insurance scheme. Disbursements aren’t covered – where the conveyancing practitioner have to pay money out to independent parties, e.g. Little Burstead local search fees