I am assisting my step-mother sell her flat in Seaton. Does the conveyancer order an EPC or should I organise this?
Following the abolition of Home Packs, energy performance certificates became a mandatory element of moving property. An energy assessment must be to hand before the property is placed on the market. It is not a task that law firms ordinarily arrange. If you are using a Seaton conveyancing solicitor they might help arrange EPC’s given their contacts with reputable Seaton accredited person
I have instructed a Seaton lawyer having checked that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Seaton 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.
At last I have had an offer on a maisonette in Seaton accepted, but there is a chain. The sellers have offered on on an apartment, but it’s not yet tied up, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in Seaton. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then valuation, Seaton conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Kent Reliance conveyancing panel. Regarding the next stages this very much depends on the uniqueness of your case, desire for the property and on the state of the market. During a hot market many buyers will apply for a home loan with Kent Reliance and arrange for the valuation and only if it comes back ok would they ask their solicitor to press on with searches.
Do I need to pay for insurance to protect me from financial exposure to chancel repairs when purchasing a residence in Seaton?
Unless a previous acquisition of the property completed after 12 October 2013 you can take it that conveyancing practitioners handling conveyancing in Seaton to continue to advocate a chancel search and or insurance against a claim.
I own a renovated Edwardian house in Seaton. Conveyancing practitioner acted for me and Santander. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, the second leasehold under the exact same address. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Seaton and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing lawyer who carried out the work.
How does conveyancing in Seaton differ for newly converted properties?
Most buyers of new build property in Seaton approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Seaton typically purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Seaton or who has acted in the same development.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and identified one close by in Seaton I like with a park and railway links nearby, the downside is that it's only got 61 years unexpired on the lease. I can't really find anything else in Seaton suitable, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a mortgage the shortness of the lease may be a potential deal breaker. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass 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 about this.
I have been sourcing a conveyancing practitioner in Seaton for my remortgage. Is there any facility to review a firm’s complaints history with the legal regulator?
One can find presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For details Pre 2008, or to check a solicitors record, phone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The regulator could recorded telephone calls for training reasons.