I am in a contract race with another prospective purchaser for a property in Swanage. What can I do to hasten the legal process?
In a situation where the seller is applying time constraints for your conveyancing it is highly recommended that your solicitor is familiar with the area as they will benefit local contacts and know-how. It is possible that they may have transacted previousproperties in the same road. You would be best advised to use a Swanage conveyancing solicitor. Second, be sure that the conveyancing firm is on the lender panel. It is claimed that nearly one in five of Swanage conveyancing deals are suspended or jeopardised after discovering a buyer’s solicitor was not on their banks list of approved solicitors. This can often result in the conveyancing being held up by an average of three weeks. It is understood that this issue impacts approximately 100,000 home sales annually. Almost all Swanage conveyancing practices can not act for certain mortgage companies so do check at the outset.
We are purchasing a victorian detached house in Swanage. We would like to convert the garage to a playroom at the house.Will the conveyancing process include investigations to ascertain if these works are permitted?
Your solicitor should check the deeds as conveyancing in Swanage will sometimes identify restrictions in the title deeds which prohibit categories of alterations or need the consent of a 3rd party. Some extensions need local authority planning permissions and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
Is it the case that all Swanage CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?
It is true that some lenders now utilise CQS as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
Is it the case that all Swanage solicitors on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nationwide approved list of solicitors they would need to be regulated by the SRA. The majority of mortgage companies do permit licenced conveyancers on their panel and in such a situation the firms would be regulated by the Council of Licensed Conveyancers.
What does a local search inform me concerning the property we're purchasing in Swanage?
Swanage conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for example Searchflow The local search plays a central part in many a Swanage conveyancing purchase; as long as you don’t want any nasty once you have moved into your property. The search should supply data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
Have completed on a a detached house in Swanage , how long should it take for the Land Registry to record my title? My Swanage conveyancing solicitor works at snail pace, so I want to check the registration formalities are concluded.
There is nothing unique about conveyancing in Swanage registration formalities. As opposed to being determined by geographic area, timescales can differ depending on who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. At present in the region of three quarters of such applications are fully addressed within two weeks but some can be subject to extensive hold-ups. Registration is effected after the purchaser has moved in to the premises therefore registration formalities is not always primary concern but where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Swanage is where the house is located. What do you suggest?
Flying freeholds in Swanage are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Swanage you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Swanage 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 premises.
Fiveweeks into purchasing a property in Swanage. Conveyancing lawyer has called to say the title is "Leasehold". Does this adversely affect the marketability of the property?
Swanage conveyancing does not normally involve leasehold houses. The main consideration here is the remaining lease term and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's essentially freehold, so it shouldn't impact the value significantly.
At the other extreme, if it's, say, 50 years it is bound to have a adverse impact on the saleability, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease to be supplied to your conveyancer.