Am I correct in assuming that the fact that my solicitor in Sale is not identified on my lender's solicitor panel that there is a problem with the standard of her work?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Sale conveyancing practice and enquire why they are no longer on the approved list for your mortgage company.
My wife and I purchasing a 3 bedroom semi in Sale. Our aim is to convert the garage to a playroom at the house.Will legal investigations on the property include investigations to ascertain if these alterations are prohibited?
Your property lawyer will review the deeds as conveyancing in Sale can on occasion identify restrictions in the title deeds which prevent certain works or require the consent of another owner. Many additions call for local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
My conveyancer has informed me that lack of building regulations insurance is necessary on my purchase. What is the level of cover for Sale conveyancing?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I am selling my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being difficult. The Sale solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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 purchased my house on 14 January and my personal details is not yet registered. Need I be worried? My conveyancing solicitor in Sale advises it should be recorded inside ten days. Are titles in Sale particularly slow to register?
As far as conveyancing in Sale registration is no faster or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether there are errors and whether the Land registry need to notify any third persons or bodies. Currently roughly 80% of such applications are completed within two weeks but occasionally there can be protracted hold-ups. Registration is effected once the buyer has moved in to the property so registration formalities is not always an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer could speak with the land registry and explain the circumstances.
Just had an offer accepted on a new build flat in Sale. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Sale
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I opted to have a survey completed on a house in Sale prior to retaining solicitors. I have been told that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will not grant a loan on this type of house.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Sale. Conveyancing may be slightly more expensive based on your lender's requirements.
Why do Sale conveyancing charges are higher for leasehold and freehold properties?
Leasehold conveyancing in Sale more often than not will involve additional due diligence such as fully examining the lease, communicating with the freeholder, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.