My flat in Mossley Hill is up for sale and I have a purchaser. Does my conveyancing practitioner have to be required to be on the Principality conveyancing panel in order to deal with paying off my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
Please help - my lawyer says that lack of planning permission insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Mossley Hill?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Halifax and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such insurances.
I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Mossley Hill is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
My offer on a detached house in Mossley Hill has been agreed to, but there is a chain. The vendors have put an offer on a flat, however it’s not been accepted yet, and are looking at other flats booked. I have instructed a local conveyancing solicitor in Mossley Hill. What do I do now? At what stage should I apply for the mortgage with RBS?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of one thousand pounds, then survey, Mossley Hill conveyancing search costs, etc). The first thing to do is ensure that your conveyancer is on the RBS approved list. Concerning the next phase this very much depends on the uniqueness of your case, attraction to this property and on the state of the market. In a rising market the majority of home buyers would apply for a home loan with RBS and pay for the valuation and only if it comes back ok would they pay their conveyancing practitioner to proceed with the conveyancing in Mossley Hill.
A friend advised me that if I am purchasing in Mossley Hill I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Mossley Hill conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Mossley Hill around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Mossley Hill Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Mossley Hill Education with plans and statistics, Local Amenities and other useful information regarding Mossley Hill.
Are there restrictive covenants that are commonly identified as part of conveyancing in Mossley Hill?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Mossley Hill. 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…’
The estate agent has sent us the confirmation of our purchase of a new build apartment in Mossley Hill. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Mossley Hill
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
My brother-in-law has suggested I instruct a conveyancing solicitor in Mossley Hill. I need to find out if they are listed on the bank's conveyancing panel. Can you help?
One option is to contact your conveyancer and ask them if they are on the bank's panel. If that does not help call us and we can make some checks for you. If they are not on the lender panel we can certainly arrange a quality conveyancing solicitor in Mossley Hill on the approved list for your mortgage company.