I am helping my sister sell her flat in Queensferry. Will the conveyancing solicitor order an energy performance certificate or it is for the owner to coordinate?
After the abolition of HIPs, EPC’s was left as a required element of moving property. An energy assessment should be to hand before the property is marketed. This is not a task that lawyers ordinarily organise. If you are instructing a Queensferry conveyancing solicitor they might be willing to arrange energy performance certificates due to their relationships with reputable local providers
I was told three weeks ago that my mortgage has been agreed to by RBS. Is it usual for RBS to only issue the offer once my solicitor in Queensferry is approved on their conveyancing panel? RBS have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for RBS to deal with your lawyer's application to be on the RBS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Queensferry solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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. You may wish to consider appointing your own Queensferry surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have been told that property searches are the number one cause of hinderance in Queensferry conveyancing transactions. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the conclusions of research by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of delays in the conveyancing process. Searches are not likely to feature in any holding up conveyancing in Queensferry.
I'm purchasing my first flat in Queensferry with a mortgage from Platform Home Loans Ltd. The developers refused to move on the price so I negotiated 6k of fixtures and fittings instead. The sale representative told me not to tell my conveyancer about the extras as it could affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Queensferry is the location of the property. What do you suggest?
Flying freeholds in Queensferry are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Queensferry you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Queensferry may decide 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 premises.
My husband and I are one month into a freehold purchase having been recommend to a firm by the estate agent to execute conveyancing in Queensferry. I am am starting to be frustrated with the level of service. Can you you assist me in finding new lawyers?
A conveyancer would have to be really poor to suggest diss instructing them. Has your loan offer been issued? If so you need to inform them of the new contact details and get the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the lenders approved list to avoid escalating expenses and frustration. So that should be your starting point. The find a solicitor tool should help you find a lender approved lawyer for your home move in Queensferry
Been reading online that Queensferry solicitors are more costly than Queensferry conveyancers in Queensferry when it comes to buying a property. Am I better off using a conveyancer or a solicitor if I am purchasing for my home move in Queensferry.
When it comes to conveyancing in Queensferry the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.