I am expecting a mortgage with Halifax. I intend to employ the services of a Licensed Conveyancer in Long Ashton. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
Last July we completed a house move in Long Ashton. We have since encountered a number of issues with the house which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been conducted as part of conveyancing in Long Ashton?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Long Ashton. Conveyancing searches and investigations undertaken during the buying process are carried out to help avoid problems. As part of the legal transfer of property, a property owner answers a document referred to as a Seller’s Property Information Form. If the information proves to be inaccurate, then you may have a claim against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Long Ashton.
I purchased a freehold premises in Long Ashton but still pay rent, why is this and what is this?
It is rare for properties in Long Ashton and has limited impact for conveyancing in Long Ashton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
I am currently in the process of buying my council flat in Long Ashton. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in August 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Long Ashton solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
My offer on a detached house in Long Ashton has been agreed to, but there is a chain. The sellers have offered on a property, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Long Ashton. What do I do now? When should I get the mortgage application with Coventry BS started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx one thousand pounds, then valuation, Long Ashton conveyancing search charges, etc). First, you must check that your solicitor is on the Coventry BS conveyancing panel. Regarding the next phase this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a rising market many buyers would apply for a home loan with Coventry BS and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
Should commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Long Ashton?
Many commercial conveyancing solicitors in Long Ashton will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in investigating accurate data on highways that impact buildings and development assets in Long Ashton. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Long Ashton.
For every commercial conveyancing transaction in Long Ashton it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Long Ashton commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Long Ashton.
2 months have elapsed following my purchase conveyancing in Long Ashton concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.