Do the Building Society Association intend to launch a searchable register to list firms on the Coventry BS conveyancing panel for instance in Pattingham?
We would not expect to be advised of any intention on the part of the BSA to promote such a register.
I am helping my sister sell her property in Pattingham. Does the conveyancer arrange the EPC or it is for the seller to see to?
Following the abolition of Home Packs, EPC’s was maintained a compulsory part of selling a property. An energy assessment needs to be to hand in advance of the property being marketed. This is not something that solicitors normally organise. Where you are instructing a Pattingham conveyancing practitioner they might be willing to arrange EPC’s given their relationships with reputable local accredited person
Is it correct that all Pattingham CQS (Conveyancing Quality Scheme) solicitors are on the HSBC conveyancing list of approved practices?
A selection of lenders now utilise the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their panels.
We were going to get a AIP from Co-operative this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Co-operative recommend any Pattingham solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Pattingham solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
We are selling our house in Pattingham and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any local lawyer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Pattingham. Having lived in Pattingham for many years we know of no issue. Do we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm currently acting for you. What do they say? 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 illness)
Are there restrictive covenants that are commonly identified during conveyancing in Pattingham?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Pattingham. 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…’
I am looking for a leasehold apartment up to £235,500 and identified one round the corner in Pattingham I like with open areas and railway links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Pattingham in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the remaining unexpired lease term will likely be problematic. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor about this.
I happen to be an executor of my recently deceased mother’s Will, with a bungalow in Pattingham which is to be marketed. The bungalow has never been registered at the Land Registry and I'm advised that many buyers solicitors will insist that it is completed before they'll move forward. What's the procedure for this?
In the circumstances you refer to it seems prudent to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. HMLR’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.