I am considering applying for a Leeds Building Society mortgage for purchase of a newly converted (under development) in Solva with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Leeds Building Society ?
There is nothing to stop you using your solicitor, but Leeds Building Society will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Is it the case that all Solva solicitor firms on the Kent Reliance conveyancing panel are governed by the SRA?
As solicitors, in order to be on the Kent Reliance approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. Some mortgage companies do allow licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being a right pain. The Solva solicitor who is on the Coventry BS conveyancing panel is saying indemnity insurance will be fine but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
After what feels like an age I have had an offer on an apartment in Solva agreed to, the owners do however have an associated purchase. The sellers have placed an offer on somewhere, however it’s not yet agreed to, and are looking at other flats booked. I have selected a nearby conveyancing solicitor in Solva. What should be my next step? When should I get the mortgage application with Aldermore started?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Solva conveyancing search fees, etc). The first course of action is to check that your solicitor is on the Aldermore conveyancing panel. Regarding the next steps this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a rising market the majority of buyers will apply for the mortgage with Aldermore and pay for the valuation and only if it was satisfactory would they ask their solicitor to move forward with the conveyancing in Solva.
Do commercial conveyancing searches reveal proposed roadworks that could impact a commercial estate in Solva?
Its becoming the norm that commercial conveyancing solicitors in Solva will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Solva. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Solva.
For every commercial conveyancing transaction in Solva it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may cause delays to Solva commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Solva.
I used Arc property Solicitors a few years ago for my conveyancing in Solva. I now require my file however the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Solva of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Solva differ for new build properties?
Most buyers of new build property in Solva approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Solva tend to buy the real estate, 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 Solva or who has acted in the same development.
I today plan to offer on a house that seems to tick a lot of boxes, at a great figure which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I am assuming that there are particular concerns purchasing a leasehold house in Solva. Conveyancing advisers have are about to be appointed. Will my lawyers set out the implications of buying a leasehold house in Solva ?
The majority of houses in Solva are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Solva so you should seriously consider shopping around for a Solva conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease will likely included provisions such as requiring the freeholder’spermission to conduct alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the property is located on an estate. Your solicitor will appraise you on the various issues.
Leasehold Conveyancing in Solva - Examples of Queries before buying
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Are any of leasehold owners in dispute over their service charge payments? The majority of Solva leasehold apartments will have a service bill for the upkeep of the block set on behalf of the management company. Should you buy the apartment you will have to meet this liability, normally quarterly throughout the year. This can differ from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay yearly, this is usually not a large amount, say approximately £25-£75 but you need to check it because sometimes it can be many hundreds of pounds. What is the name of the managing agents?