What is the first thing I need to know concerning purchase conveyancing in Pulborough?
You may not hear this from too many lawyers but conveyancing in Pulborough or throughout West Sussex is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for friction between you and others involved in the home moving process. For example, the seller, selling agent and on occasion your lender. Selecting a lawyer for your conveyancing in Pulborough an important selection as your conveyancer is your adviser, and is the ONE party in the transaction whose interest is to protect your best interests and to keep you safe.
Every so often a potential adversary will attempt to persuade you that you should follow their advice. For example, the estate agent may claim to be helping by suggesting your lawyer is slow. Or your mortgage broker may advise you to do something that is contrary to your conveyancers recommendation. You should always trust your lawyer above all other parties in the home moving process.
Do the Building Society Association intend to launch a searchable register to list firms on the Coventry BS conveyancing panel for example in Pulborough?
Lexsure has not been advised of any plans on the part of the BSA to promote such a search facility.
If you had a top tip for choosing a conveyancing solicitor in Pulborough what would it be?
We would encourage you not to base your choice on the cheapest Pulborough conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
It is unclear whether my mortgage offer requires a lease extension. I have called my Pulborough building society branch on numerous occasions and was told they are content with the situation and they would lend. My Pulborough conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend in accordance with their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your conveyancing practitioner has to follow the CML Handbook section two specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Virgin Money are being difficult. The Pulborough solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
I decided to have a survey carried out on a house in Pulborough prior to instructing lawyers. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some banks will refuse to issue a mortgage on such a home.
It depends who your proposed lender is. Lloyds has different requirements for example to Nationwide. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Pulborough. Conveyancing will be smoother if you use a solicitor in Pulborough especially if they are familiar with such properties in Pulborough.
Can you provide any top tips for leasehold conveyancing in Pulborough from the perspective of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Pulborough can be avoided if you get in touch lawyers as soon as your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the purchasers’ solicitors. Some Pulborough leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Arranging a replacement share certificate can be a lengthy process and frustrates many a Pulborough conveyancing deal. Where a duplicate share is necessary, you should approach the company officers or managing agents (where relevant) for this sooner rather than later. If there is a history of any disputes with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be concerned about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to unsettled.
Leasehold Conveyancing in Pulborough - Sample of Questions you should ask Prior to Purchasing
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What restrictions exist in the Pulborough Lease? How many of the leaseholders are in arrears for their maintenance charge payments? Can you tell me if there are any major works on the horizon that could increase the maintenance costs?
Whilst your website is a good idea there are many lawyers listed near Pulborough being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our bank?
We do not recommend specific Pulborough firms as the right Pulborough conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Pulborough knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..