I went with a high street firm for my conveyancing in St Ives recently. Looking through the terms of engagement I seewe are responsible for costs even where the transaction does not complete. Should I go with them or choose a web based firm promising no completion no cost conveyancing in St Ives?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the fee levels will tend to be be higher to offset those cases that fail to complete. Do bear in mind that such arrangements rarely cover disbursements by way of example St Ives conveyancing search costs.
I am helping my aunt sell her flat in St Ives. Does the solicitor arrange an EPC or it is for me to see to?
After the abolition of HIPs, energy assessments was left as a compulsory component of moving house. An energy assessment must be to hand prior to the property being marketed. It is not a task that conveyancers normally organise. Where you are using a St Ives conveyancing solicitor they might help arrange energy assessments given their relationships with reputable local providers
I am currently in the process of buying my council flat in St Ives. I have a mortgage offer with Leeds Building Society. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my St Ives building society branch on various occasions and was told they are content with the situation and they would lend. My St Ives conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they would not lend based on their published requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the bank approved list, she or he must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the bank 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 mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Will commercial conveyancing searches disclose impending roadworks that may affect a commercial land in St Ives?
Its becoming the norm that commercial conveyancing solicitors in St Ives will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in researching accurate data on highways that impact buildings and development assets in St Ives. The search result sets out 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 St Ives.
For every commercial conveyancing transaction in St Ives it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to St Ives commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in St Ives.
Are there restrictive covenants that are commonly picked up as part of conveyancing in St Ives?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in St Ives. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Am I best advised to use a St Ives conveyancing solicitor who is local to the property I am purchasing? I have an old university friend who can perform the conveyancing however her office is 300kilometers drive away.
The benefit of a local St Ives conveyancing firm is that you can drop in to execute paperwork, present your ID and pester them where appropriate. Having local St Ives know how is a plus. That being said nothing is more important than finding someone that will pull out all the stops for you. If other friends have instructed your friend and on the whole were happy that should trump using an unfamiliar St Ives conveyancing solicitor solely due to them being St Ives based.
Am in the process of buying my first home in St Ives. Conveyancing solicitor has been selected. The broker advised that a survey is not necessary as the property is only 20 yrs old.
As the bare minimum you need a Home Buyer's Report. Given the residence is over ten years old the property will not benefit from a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of problems a Home Buyer's report may suffice. The report should highlight any apparent problems and suggest further investigation where appropriate. Where there are any signs of material issues seek a full Building Survey from the beginning.