Can the conveyancing lawyers that you recommend perform right to buy conveyancing in Soham?
We work with a variety of conveyancing solicitors carrying out right to buy conveyancing Please get in touch with the lawyers listed to get a costs illustration.
We had selected conveyancers based in Soham on the Santander solicitor panel. They have just billed me an additional sum for handling the Santander mortgage. Is this an additional conveyancing fee specified by Santander?
Provided it is contained in their Terms and Conditions or Quote then yes your property lawyer is entitled to levy a fee for this. This fee is not set by Santander but by your Soham lawyer. Some firms on the Santander panel will charge ’dealing with mortgage’ fee and others do not.
I am purchasing a property in Soham. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Principality be concerned?
Given that your lender is Principality your lawyer must comply with the formal instructions outlined in Part two of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Principality where a lease does not comply with these conditions. The provisions relate to the installation of panels on properties countrywide and is not limited to Soham.
I am expecting a OIP from Bank of Ireland this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Bank of Ireland recommend any Soham solicitors on the Bank of Ireland conveyancing panel, or is it better to go independently?
You will need to appoint Soham solicitors independently although you'll need to choose one on the Bank of Ireland conveyancing panel. The solicitor represents both you and Bank of Ireland through the process.
Will our solicitor be raising questions about flooding as part of the conveyancing in Soham.
Flooding is a growing risk for lawyers dealing with homes in Soham. Some people will buy a house in Soham, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that can be carried out by the purchaser or by their conveyancers which will give them a better understanding of the risks in Soham. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual question of the owner to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not disclosed by the owner, then a buyer could issue a compensation claim as a result of such an incorrect response. A buyer’s lawyers should also order an environmental search. This should reveal if there is a recorded flood risk. If so, further inquiries will need to be conducted.
Me and my brother purchased a 4 bedroom Georgian property in Soham. Conveyancing practitioner represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Soham and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who conducted the work.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Soham is where the house is located. Can you shed any light on this issue?
Flying freeholds in Soham are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Soham you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Soham 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 residence.
In my capacity as executor for the estate of my father I am disposing of a house in Monmouth but live in Soham. My solicitor (based 235 miles awayhas requested that I execute a stat dec ahead of completion. Can you recommend a conveyancing lawyer in Soham to attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are based in Soham