I am buying a right to buy a flat in Sefton. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Sefton you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Sefton.
I am helping my aunt sell her flat in Sefton. Will the conveyancer arrange the energy assessment or it is for the owner to see to?
Following the abolition of Home Information Packs, energy assessments became a mandatory part of moving house. An EPC should be to hand before the property is marketed. This is not something that lawyers normally organise. If you are instructing a Sefton conveyancing practitioner they may be able to arrange energy assessments due to their contacts with reputable Sefton accredited person
Two weeks ago we had a mortgage agreed in principle with Coventry BS. Sefton conveyancing solicitors have been selected. How long does it take for Coventry BS to forward the offer to the conveyancer?
Some lenders take longer than others. Have Coventry BS conducted the valuation? Have you advised Coventry BS as to your lawyers' details and checked that your lawyers are on the Coventry BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I can not work out if my lender requires a lease extension. I have called my Sefton building society branch on various occasions and was advised it wasn't a problem and they would lend. My Sefton conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The conveyancing practitioner has to comply with the Council of Mortgage Lenders’ Handbook section two conditions for your lender. 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
We are intent on selling our house in Sefton and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a web based conveyancing firm as opposed to a conveyancing solicitor in Sefton. Having lived in Sefton for 4 years we know of no issue. Do we contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Sefton differ for new build properties?
Most buyers of new build property in Sefton come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because new home sellers in Sefton typically purchase 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 property lawyers 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 Sefton or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Sefton ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the property. My surveyor advised that some lenders tend refuse to give a loan on such a premises.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you call us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Sefton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sefton to see if the conveyancing will be more expensive.
Should I be wary that brokers that I am dealing with are encouraging me to use a web based conveyancing firm rather than a High Street Sefton conveyancing practice?
As with lots of professional services, often input from relatives can be worth their weight in gold. Nevertheless there are many parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies might all recommend conveyancers to use. On occasion these conveyancers might be known to one of the organisations as experts in their field, but occasionally there may be a financial incentive behind the endorsement. You are free to appoint your preferred lawyer. You need to be aware that the majority of banks operate an approved list of conveyancers you are obliged to use for the lender aspect of your transaction.