I am buying a end of terrace house in Raglan. The intention is to an extension at the rear at the house.Will legal due diligence on the property involve checks to determine if these alterations were previously refused?
Your conveyancer should review the deeds as conveyancing in Raglan will sometimes identify restrictions in the title deeds which restrict certain alterations or necessitated the permission of a 3rd party. Some extensions call for local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
It is unclear whether my mortgage offer requires a lease extension. I have called my Raglan bank branch on various occasions and was told it does not affect the mortgage offer and they would lend. My Raglan conveyancing solicitor - who is on the lender conveyancing panel- called to say that they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your property lawyer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Raglan solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 conveyancer 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 Raglan postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Raglan.
My colleague advised me that if I am purchasing in Raglan I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally quoted for as part of the standard Raglan conveyancing searches. It is not a small document of more than thirty pages, listing and setting out significant information about Raglan around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Raglan Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information regarding Raglan.
I have recentlyfound out that Arc property Solicitors have closed. They carried out my conveyancing in Raglan for a purchase of a leasehold apartment 9 months ago. How can I establish that the property is not still registered in the name of the former proprietor?
The quickest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Raglan conveyancing specialists.
How does conveyancing in Raglan differ for newly converted properties?
Most buyers of new build residence in Raglan come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Raglan typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Raglan or who has acted in the same development.
My step-father has encouraged me to instruct his lawyers for conveyancing in Raglan. Do I follow his recommendation?
There are no two ways about it the best way to select a conveyancing practitioner is to seek feedback from friends or family who have actually used the firm that you are considering.
Can you set out the spectrum of conveyancing provided by Raglan conveyancing solicitors?
Generally most Raglan conveyancing companies will handle various services to domestic and agricultural land owners, vendors, first time buyers, landlords and tenants which may include:
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Private sale conveyancing in Raglan and across the country
House purchase conveyancing in Raglan and nationwide
Acquisition of council property under the Right to Buy Scheme Cohabitation Agreements Raglan conveyancing for Employee Relocation conveyancing schemes in and outside of Raglan Missing landlord applications by leaseholders to acquire their freehold