We note that you have a post code search directory identifying solicitors on the HSBC conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in Oughtibridge?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Oughtibridge.
I am buying a detached bungalow in Oughtibridge. Our aim is to convert the garage to an office at the house.Will legal work on the property include enquiries to determine if these alterations are prohibited?
Your conveyancer will review the registered title as conveyancing in Oughtibridge can sometimes reveal restrictions in the title deeds which prohibit categories of works or require the consent of another owner. Many additions call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We have agreed to purchase a house in Oughtibridge. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is TSB your lawyer must comply with the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for TSB. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancers are required to report to TSB where a lease fails to meet these provisions. The requirements relate to the installation of panels on properties countrywide and is not limited to Oughtibridge.
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, HSBC are being difficult. The Oughtibridge solicitor who is on the HSBC conveyancing panel is recommending indemnity insurance as a solution but HSBC are requiring a building regulation certificate. Why do HSBC have a conveyancing panel if they don't accept advice from them?
It is probably the case that HSBC have referred the matter to their valuer. The reason why HSBC 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 used Stirling Law several years ago for my conveyancing in Oughtibridge. Now, I need the files however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Oughtibridge of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Oughtibridge differ for new build properties?
Most buyers of new build residence in Oughtibridge approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Oughtibridge tend to acquire 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 conveyancing solicitors 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 used to new build conveyancing in Oughtibridge or who has acted in the same development.
I've recently bought a leasehold property in Oughtibridge. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Oughtibridge - Sample of Queries before buying
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Best to be warned if changing the roof or some other major work is coming up to be shared between the tenants and may well materially increase the the maintenance costs or require a specific invoice. You should want to discover as much as possible regarding the managing agents as they can either make life much simpler or a lot more difficult. As the proprietor of a leasehold property you are often at the mercy of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the common parts. Enquire of other people whether they are happy with their management. On a final note, be sure you discover the dates that you are obliged pay the service charge to the appropriate party and precisely what you get for your money. On the whole the cost for major works are not included within service charges, although a few managing agents in Oughtibridge ask leaseholders to pay into a sinking fund and this is used to offset against major works.
We have chosen a Oughtibridge conveyancing solicitor for our house purchase (first time buyers) and have picked up in the Ts and Cs that they are not governed by the FCA. Need I be concerned or is that usually the case with conveyancing practitioner?
We can't see why they should be. Most conveyancing practitioner don't lend money. They will be regulated by the Solicitors Regulation Authority, who set stringent conditions regulating amounts held by them.