Do I have to attend the offices of the solicitor to execute the legal charge? If so, I will choose one who does conveyancing in Winchelsea so that I can pop in to their offices if necessary.
Whereas this was necessary twenty years ago, the vast majority banks no longer require their conveyancing panel solicitor to witness the mortgagors signature. It will still be necessary for you to hand over ID documents and there are still distinct advantages to choosing a locally based solicitor, in your situation a conveyancing solicitor in Winchelsea.
My solicitor has informed me that defective lease insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Winchelsea?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Lloyds TSB Bank and The Royal Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such policies.
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Barclays are being difficult. The Winchelsea solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Principality have agreed my mortgage in principle, my bid on a apartment in Winchelsea has been agreed to, what happens next?
The property agent will want to be advised as to your conveyancer's details (ensure that the solicitors are on the bank’s approved list). Telephone Principality or the broker and complete any relevant documentation. Principality will appoint a valuer who will get in contact with the selling agent or vendor to book an appointment. Once carried out (assuming no problems) it takes approximately a week to receive the mortgage offer. Principality will issue the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Winchelsea.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Winchelsea?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Winchelsea. 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 £235,500 and found one close by in Winchelsea I like with a park and station in the vicinity, however it's only got 51 years unexpired on the lease. I can't really find anything else in Winchelsea for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage that many years may be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing owner has owned the property for at least twenty four months you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I need to retain a conveyancing solicitor for my conveyancing in Winchelsea. I happened to chance upon a web site which looks to be the ideal solution If it is possible to get all the legals done via email that would be preferable. Should I be concerned? What are the potential pitfalls?
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?
How easy is it to change a solicitor as I need to find a Winchelsea based one who is on the mortgage company conveyancing panel. How simple is it to change conveyancer?
If you haven't yet appointed a conveyancer to commence the conveyancing and at this stage simply received an estimate as to costs, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Winchelsea that you're considering.