My wife and I have recently appointed a conveyancing solicitor in Oxton. I need to find out if they are on the Alliance & Leicester approved list of lawyers. Could you advise?
The first thing you should do is call the conveyancer and enquire if they are on the lender panel. Alternatively you can call Alliance & Leicester who may be able to help.
I am assisting my sister sell her property in Oxton. Will the conveyancing solicitor arrange the energy assessment or it is for the seller to see to?
Following the abolition of HIPs, EPC’s was maintained a mandatory element of selling a house. An energy performance certificate must be commissioned in advance of the property being marketed. It is not something that conveyancers normally arrange. Where you are using a Oxton conveyancing solicitor they may help arrange energy performance certificates given their contacts with long established local accredited person
I'm the only recipient of my late father’s will with all property in now in my sole name, including the my former home in Oxton. The Oxton property was put into my name in April. I plan to dispose of the property. I do know about the CML 6 month 'rule', which means that my property ownership could be regarded the same way as if I'd bought the house in April. Will no one buy the property for half a year?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Most mortgage companies would take a sensible view as this obligation is principally there to pick up on the purchase and immediately sell or the flipping of properties.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being a right pain. The Oxton solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
We are close to exchanging contracts on the sale of our home in Oxton and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Oxton conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing outfit rather than a conveyancing solicitor in Oxton. We have lived in Oxton for 5 years we know of no issue. Is it a good idea to contact our local Authority to seek clarification need.
It would appear that you have a conveyancing firm already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Are there restrictive covenants that are commonly picked up during conveyancing in Oxton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Oxton. 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…’
How does conveyancing in Oxton differ for new build properties?
Most buyers of new build or newly converted property in Oxton approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Oxton usually purchase the land, 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 accustomed to new build conveyancing in Oxton or who has acted in the same development.
I am looking for a flat up to £245,000 and identified one near me in Oxton I like with open areas and railway links nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Oxton suitable, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan that many years will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you could request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.