I am selling my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Pewsey solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Pewsey solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Pewsey postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Pewsey.
Co-operative have agreed my mortgage in principle, my offer on a flat in Pewsey has been agreed to, what happens next?
Your estate agent will wish to know who your solicitors are (be sure the conveyancing practitioners are on the lender’s panel). Telephone Co-operative or your broker and finalise any relevant paperwork. Co-operative will appoint a valuer who will get in contact with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a week to receive the mortgage offer. Co-operative will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Pewsey.
Should commercial conveyancing searches reveal proposed roadworks that could affect a commercial estate in Pewsey?
Many commercial conveyancing solicitors in Pewsey will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in Pewsey. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Pewsey.
For every commercial conveyancing transaction in Pewsey it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately may cause delays to Pewsey commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not conducted for residential conveyancing in Pewsey.
The estate agent has sent us the confirmation of our purchase of a new build flat in Pewsey. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pewsey
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what was supposed to be a straight forward, chain free conveyancing. Pewsey is the location of the property. Is there any guidance you can give?
Flying freeholds in Pewsey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pewsey you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pewsey may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How do I use your search facility to choose a conveyancing practitioner in Pewsey on the panel for my bank?
First pick a lender such as Nationwide Building Society, Chelsea Building Society or Platform Home Loans Ltd then choose your preferred area such as Pewsey. Conveyancing practices in Pewsey and beyond should be identified.
My step-father purchased his flat in Pewsey ten years ago. He has got married, widowed and has recently remarried. He now wants to the sell the Pewsey property. I believe he will simply be requested to supply copies of the marriage certificates to the lawyer but he is worried it will delay the sale of the property. Is it worth updating the Land Registry details for the house?
It is not absolutely necessary to update the register providing you have the proof needed to demonstrate how the name change occurred.
The purchaser’s lawyer will examine the registered details and require evidence to establish the name change for instance marriage documentation.