My stepmother informed me that in buying a property in Melling there may be various restrictions preventing external alterations to the property. Is this right?
We are aware of anumerous of properties in Melling which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Melling should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to mortgage companies such as Co-operative, do Melling solicitors have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am selling my apartment. I had a double glazing fitted in June 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being a right pain. The Melling solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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 relative recommended that where I am purchasing in Melling I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally included in the estimate for your Melling conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Melling around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Melling Education with maps and statistics, Local Amenities and other useful data concerning Melling.
My wife and I own a 4 bedroom Edwardian house in Melling. Conveyancing practitioner represented me and Santander. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching property. Is it worth asking Santander to clarify?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Melling and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the purchase.
How simple is it to use the search facility to locate a conveyancing practitioner in Melling on the approved list for my mortgage?
First choose a bank such as Santander, Norwich and Peterborough Building Society or Godiva Mortgages Ltd then type in your location for instance Melling. Conveyancing firms in Melling and nationally will then be listed.
We're novice buyers - had an offer accepted, but the selling agent advised that the owners will only go ahead if we appoint the agent's chosen lawyers as they need an ‘expedited deal’. We would rather use a family solicitor used to conveyancing in Melling
We suspect that the seller is not behind this requirement. Should the owner want ‘a quick sale', alienating a motivated buyer is counter productive. Avoid the agents and go straight to the owners and explain that (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are unencumbered (d) you intend to proceed fast (e)but you are going to appoint your preferred Melling conveyancing solicitors - rather thanthe ones that will provide their estate agent a referral fee or hit his conveyancing thresholds demanded by HQ.
My offer on semi in Melling was accepted, the vendor does however have a dependent purchase. The owners have put an offer on a property, but it’s not yet agreed to, and has viewings of other flats booked. I have chosen a nearby conveyancing lawyer in Melling. What do I do now? When should I get the mortgage application with Co-operative started with Co-operative?
It is usual to have concerns where there is a chain given your reluctance to incur costs too early (home loan application is approx £1k, then valuation, Melling conveyancing search costs, etc). First, you must check that your property lawyer is on the Co-operative conveyancing panel. As to the subsequent steps this very much depends on the uniqueness of your case, desire for the property and on the state of the market. During a hot market some home buyers would apply for a home loan with Co-operative and pay for the survey and only if it comes back ok would they pay their conveyancing practitioner to move forward with the conveyancing in Melling.