We have agreed to purchase a house in South Woodham Ferrers. A rare aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Nationwide your lawyer must comply with the conveyancing instructions outlined in Part two of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Nationwide where a lease does not comply with these conditions. The conditions relate to the installation of panels on properties countrywide and is not isolated to South Woodham Ferrers.
Completion of my remortgage has taken place for my property in South Woodham Ferrers. Conveyancing was satisfactory but I would like to complain about the lender. How does one go about formally complaining?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Having 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 South Woodham Ferrers solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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. You may wish to consider appointing your own South Woodham Ferrers surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Will commercial conveyancing searches reveal planned roadworks that could affect a commercial property in South Woodham Ferrers?
Many commercial conveyancing solicitors in South Woodham Ferrers will conduct a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in South Woodham Ferrers. The search result provides definitive information 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 South Woodham Ferrers.
For each commercial conveyancing transaction in South Woodham Ferrers it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to South Woodham Ferrers commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not ordered for residential conveyancing in South Woodham Ferrers.
I moved into my house on 2 August and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in South Woodham Ferrers advises it will be formalised in a couple of weeks. Are transfers in South Woodham Ferrers particularly slow to register?
There is nothing unique about conveyancing in South Woodham Ferrers registration formalities. As opposed to being determined by geographic area, timeframes can vary according to who lodges the application, whether there are errors and whether the Land registry communicate with any other parties. As of today in the region of 80% of such applications are fully dealt with in less than three weeks but occasionally there can be longer delays. Registration is effected once the new owner is living at the property thus an expedited registration is not always top priority but where it is urgent that the the registration takes place urgently then you or your conveyancer must contact the land registry and explain the circumstances.
How straightforward is it to use your search facility to find a conveyancing lawyer in South Woodham Ferrers on the panel for my lender?
First select a lender such as Halifax, The Royal Bank of Scotland or Barclays Direct then type in your preferred area e.g. South Woodham Ferrers. Conveyancing firms in South Woodham Ferrers and nationally should be listed.
My partner has recommend that I instruct his lawyers for conveyancing in South Woodham Ferrers. Should I choose my own solicitor?
No doubt it’s preferable to select a conveyancing practitioner is to seek referrals from friends or relatives who have actually previously instructed the conveyancer you're contemplating using.
My a dozen years ago. He has got married, widowed and is now married again. He will be marketing the property in a few weeks. I believe he will just be requested to provide a copy of the marriage certificates to the lawyer but he is concerned it will hold up the conveyancing. Should he instruct a solicitor to update the Land Registry information for the house?
You are not required to update the title for the property as long as you have the proof required to demonstrate how the name change has come about.
Any buyer’s solicitor will examine the registered information and requisition evidence to prove the change of name for example marriage documentation.