We are acquiring our first house. Our property lawyer has calledto check if we wish to order supplemental conveyancing searches. We are really unsure what's appropriate for conveyancing in Padstow
The type of Padstow conveyancing searches should be dictated primarily on the property, the location, the probability of any of these risks, your familiarity of the locality and risks, your general approach to risk. What matters is that you adequately understand what information the searches could provide. You may then make a decision if you consider that you need that search. Should you be uncertain, ask your conveyancing practitioner to advise.
My wife and I buying a 4 bedroom semi-detached house in Padstow. Our aim is to convert the garage to an office at the property.Will the conveyancing process include checks to determine if these alterations were previously refused?
Your solicitor will check the registered title as conveyancing in Padstow will occasionally reveal restrictions in the title deeds which prohibit categories of works or need the consent of a 3rd party. Certain extensions need local authority planning permissions and approval under the building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
Is it the case that all Padstow solicitor practices on the Skipton conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Skipton conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
I am selling my flat. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Clydesdale are being problematic. The Padstow solicitor who is on the Clydesdale conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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 selling our house in Padstow and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Padstow conveyancer would know this is not the case. It does beg the question why the buyers used a web based conveyancing outfit rather than a conveyancing solicitor in Padstow. We have lived in Padstow for 4 years we know of no issue. Do we contact our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You must enquire of 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 health insurance to cover that same sickness)
four months have gone by since my purchase conveyancing in Padstow took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a leasehold apartment up to £305k and found one round the corner in Padstow I like with a park and railway links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. There is not much else in Padstow suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan the remaining unexpired lease term may be problematic. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least twenty four months you may request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
Would local authority permission be necessary to change a house into two appartments in Padstow? This has occurred to a property adjacent to my house in Padstow and was not aware of it happening until after the works were complete.
Planning permission is needed for splitting a single house in Padstow into apartments but possibly not for reverting once again to single dwelling-house so, in answer to your question, yes,a it is required.