Finally the sale completed on my house in Templecombe last August but the buyer keeps Skype messaging every few hours to moan that her conveyancer needs to hear from myconveyancer. What are the post completion sale formalities now that I have sold?
Post completion of your disposal your lawyer is duty bound to forward the transfer documentation and all additional paperwork to the buyer’s conveyancer. Depending on the transaction, your conveyancer should also confirm that the mortgage has been repaid to the purchasers lawyers. There is unlikely to be post completion steps unique to conveyancing in Templecombe.
We have agreed to purchase a house in Templecombe. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that your lender is Leeds Building Society your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Leeds Building Society. The Council of Mortgage Lenders’ Handbook contains minimum provisions for solar panel roof-space leases, and lawyers are required to report to Leeds Building Society where a lease fails to meet these provisions. The specifications relate to the installation of panels on properties countrywide and is not restricted to Templecombe.
Completion of my purchase has taken place for my property in Templecombe. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Templecombe solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Templecombe postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Templecombe.
Should my lawyer be asking questions regarding flooding as part of the conveyancing in Templecombe.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Templecombe. There are those who purchase a property in Templecombe, completely aware that at some time, it may be flooded. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to give advice on flood risk, however there are a various searches that can be initiated by the buyer or on a buyer’s behalf which can figure out the risks in Templecombe. The conventional set of information sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the vendor to discover whether the premises has suffered from flooding. If flooding has previously occurred and is not notified by the owner, then a buyer may commence a claim for damages as a result of such an incorrect reply. The purchaser’s solicitors may also commission an enviro report. This should higlight whether there is a recorded flood risk. If so, more detailed inquiries should be conducted.
Are there restrictive covenants that are commonly identified during conveyancing in Templecombe?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Templecombe. 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…’
I have been on the look out for a ground for flat up to £245,000 and identified one round the corner in Templecombe I like with a park and station in the vicinity, the downside is that it only has 51 years on the lease. There is not much else in Templecombe suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you need a mortgage that many years will be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
My sealed bid on property in Templecombe was agreed to, the owner does however have a dependent purchase. The vendors have submitted an offer on a flat, however it’s not yet agreed to, and are looking at other apartments booked. I have instructed a nearby conveyancing lawyer in Templecombe. What do I do now? At what point should I apply for the mortgage with Lloyds?
It is understandable to have apprehensions where there is an associated chain as you are unlikely to want to incur expenses too early (mortgage application is approx one thousand pounds, then valuation, Templecombe conveyancing search fees, etc). The first thing to do is check that your solicitor is on the Lloyds approved list. Concerning the subsequent steps this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a hot market some home buyers will apply for the mortgage with Lloyds and arrange for the valuation and only if it was satisfactory would they request their solicitor to move forward with searches.