I have given 8 weeks notice to my current landlord and have to be out of my rented flat in Penn by the end of next month. Conveyancing on my purchase is progressing. Can I complete in six weeks as I wish to avoid having to move into short term accommodation?
The normal practice is not to provide notice for your tenancy until exchange of contracts has taken place. Assuming that you have not already done so, notify to your lawyer and urge them to they apply pressure on the sellers solicitors, try to a target completion date that all parties will work towards
In looking at consumer advice sites for a high-quality solicitor in Penn, many post that I must look for a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home ownership transfers, trusted by some of the UK's major banks. In 2011-12 the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Penn is one of the many areas of the UK where there are CQS solicitors.
Have just purchased a probate house at auction in Penn. Conveyancing is necessary. What happens now?
Having legally bound yourself to purchase you now have to retain a conveyancing lawyer as a matter of priority as you now have a pending a drop dead date to complete the purchase. Every auction property should have a corresponding legal pack. This will likely include the copy title deeds, local authority and drainage searches. In the case of leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to the lawyer instructed by you ASAP. You also need to ensure that your finances are in order to complete the transaction on the set completion date.
My wife and I buying a 4 bedroom semi-detached house in Penn. We would like to carry out a loft conversion at the property.Will the conveyancing process include investigations to see if these works are allowed?
Your conveyancer should review the registered title as conveyancing in Penn can sometimes reveal restrictions in the title deeds which prevent categories of works or need the permission of a 3rd party. Many extensions call for local authority planning permissions and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these issues with a surveyor prior to committing yourself to a purchase.
Santander have agreed my mortgage in principle, my offer on a house in Penn has been accepted, what happens next?
Your property agent will want to know who your solicitors are (make sure the lawyers are on the bank’s panel). Call up Santander or your financial adviser and complete any relevant forms. Santander will instruct a valuer who will get in contact with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Santander will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Penn.
My relative advised me that if I am purchasing in Penn I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Penn conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Penn around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Penn.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Penn?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Penn. 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 conveyancing lawyer in Penn for my home move. Is it possible to check a solicitor's record with the legal regulator?
You may review presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. For information about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The SRA sometimes monitor telephone calls for training reasons.