My husband and I are looking to purchase a house in Vauxhall and have appointed a Vauxhall conveyancing practice. Within the past 48 hours our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Chelsea Building Society have this evening contacted us to advise us that there is now an issue as our Vauxhall conveyancer is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is standard for the purchasers' solicitors to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on the lender’s conveyancing panel as you are at liberty to use your preferred Vauxhall lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
I am helping my aunt sell her property in Vauxhall. Does the solicitor order the EPC or it is for the seller to coordinate?
Following the abolition of Home Information Packs, energy performance certificates became a required component of selling a house. An energy performance certificate must be to hand before the property is advertised. This is not a task that solicitors normally organise. Where you are instructing a Vauxhall conveyancing practitioner they may help arrange EPC’s due to their relationships with long established local accredited person
I am purchasing a 4 bedroom semi-detached house in Vauxhall. We would like to an extension at the rear at the house.Will legal due diligence on the property include investigations to ascertain if these works are permitted?
Your conveyancer will check the registered title as conveyancing in Vauxhall can sometimes identify restrictions in the title deeds which prevent categories of alterations or necessitated the permission of a 3rd party. Many additions require local authority planning consent and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Vauxhall solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 Vauxhall 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.
Should my lawyer be making enquiries about flooding during the conveyancing in Vauxhall.
Flooding is a growing risk for solicitors dealing with homes in Vauxhall. Plenty of people will purchase a house in Vauxhall, fully expectant 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 obtain a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a numerous checks that may be undertaken by the buyer or by their conveyancers which can give them a better understanding of the risks in Vauxhall. The conventional set of completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a standard inquiry of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a buyer could bring a legal claim for losses as a result of such an incorrect answer. The purchaser’s lawyers may also commission an enviro search. This should higlight whether there is any known flood risk. If so, further investigations should be made.
The estate agent has sent us the confirmation of our purchase of a new build flat in Vauxhall. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Vauxhall
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I am selling my property. My past solicitors closed down. I am in need of a recommendation of a conveyancing firm. Im based in Vauxhall if that affects matters.
Please use our search tool to help you choose a solicitor for your conveyancing in Vauxhall. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move goes with a minimum of fuss.
I need to appoint a conveyancing solicitor for freehold conveyancing in Vauxhall. I happened to land on a web site which appears to be the perfect offering If it is possible to get all the legals completed via phone that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?