It is a dozen years since I bought my house in Redland. Conveyancing lawyers have just been retained on the sale but I am unable to locate the title documents. Will this cause complications?
You need not be too concerned. First there is a chance that the deeds will be with the lender or they could be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the property will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Redland relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is resolvable.
What happens if my lawyer’s firm is removed from the Principality Conveyancing panel ahead of completing my conveyancing in Redland?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am assisting my niece sell her house in Redland. Will the conveyancing solicitor order an EPC or it is for the owner to coordinate?
After the abolition of HIPs, EPC’s was retained a compulsory component of moving house. An energy assessment should be to hand before the property is marketed. It is not as aspect of the sale process that lawyers normally organise. If you are instructing a Redland conveyancing solicitor they may help arrange energy performance certificates given their relationships with long established Redland accredited person
I am buying a 3 bedroom semi in Redland. The intention is to carry out a loft conversion at the house.Will legal due diligence on the property involve investigations to see if these alterations are allowed?
Your solicitor will check the registered title as conveyancing in Redland will sometimes identify restrictions in the title deeds which restrict categories of changes or necessitated the consent of another owner. Many works need local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Redland solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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 lawyer 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 Redland postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Redland.
I am purchasing a new build house in Redland benefiting from help to buy. The developers refused to move on the amount so I negotiated five thousand pounds worth of extras instead. The sale representative told me not to tell my lawyer about the extras as it will jeopardize my mortgage with the lender. Is this normal?.
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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Redland is where the house is located. Can you shed any light on this issue?
Flying freeholds in Redland are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Redland 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 Redland may ascertain 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.
I need to instruct a conveyancing solicitor for purchase conveyancing in Redland. I've stumble across a web site which seems to have the ideal offering If there is a chance to get all this stuff completed via email that would be ideal. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?