Are the Miles Platting conveyancing solicitors identified as being on the Nationwide conveyancing panel, together with their details provided by Nationwide?
Miles Platting conveyancing firms themselves provide us confirmation that they are on the Nationwide conveyancing panel as opposed to being supplied with a list from Nationwide directly.
I am purchasing a end of terrace house in Miles Platting. The intention is to an extension at the rear at the house.Will the conveyancing process involve enquiries to determine if these alterations were previously refused?
Your property lawyer will review the deeds as conveyancing in Miles Platting can on occasion identify restrictions in the title deeds which prohibit certain changes or need the consent of another owner. Many additions need local authority planning permissions and approval in compliance with building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor prior to committing yourself to a purchase.
I am currently in the process of buying my council flat in Miles Platting. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Miles Platting solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Miles Platting postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Miles Platting.
Various web forums that I have frequented warn that are the number one cause of delay in Miles Platting house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in Miles Platting.
How does conveyancing in Miles Platting differ for new build properties?
Most buyers of new build premises in Miles Platting approach us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is finished. This is because builders in Miles Platting usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Miles Platting or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Miles Platting is where the house is located. What do you suggest?
Flying freeholds in Miles Platting are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Miles Platting 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 Miles Platting may ascertain 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.
We own a leasehold flat in Miles Platting. Conveyancing was completed in last year. I have heard that I mustn’t allow the lease length get too short. Is this right?
Miles Platting residential long term leases are for a prescribed term - often ninety nine years when they are first granted. However a significant flats in Miles Platting were built or converted 20 or more years ago and so these leases now have under 80 years unexpired. That may seem like plenty of time however Banks, Building Societies and other mortgage institutions on the whole require leases to have a minimum of seventy five years unexpired to be mortgageable. This means that when you come to sell the property you will need a lease extension if you are getting close to eighty years. To increase your property value you should be considering whether or not to extend your lease well in advance of selling the property. Furthermore significant benefits to doing so before the lease reaches even eighty years as when the lease falls below 80 years the premium you have to pay to extend starts to escalate.