I have just been advised by my financial adviser that my Westcombe Park solicitor is not on the bank Solicitor panel. How can I check?
You need to contact your Westcombe Park lawyer directly. You lawyer should notify you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the mortgage deed? If so, I will appoint a lawyer who conducts conveyancing in Westcombe Park so that I can pop in to their offices if necessary.
Whereas this was necessary ten years ago, most lenders no longer need their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to hand over identification documents and there are still distinct benefits to instructing a locally based practitioner, in your situation a conveyancing solicitor in Westcombe Park.
I am buying a victorian detached house in Westcombe Park. The intention is to convert the garage to a playroom at the house.Will the conveyancing process involve enquiries to see if these works are prohibited?
Your property lawyer should check the deeds as conveyancing in Westcombe Park can on occasion reveal restrictions in the title documents which restrict certain works or necessitated the permission of a 3rd party. Some additions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
My partner and I are spending time viewing apartments in Westcombe Park and I am now considering a potential offer. Is it advisable to have a solicitor on ‘stand by’? I am planning to take a home loan with Yorkshire BS.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are obtaining a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
I have instructed a Westcombe Park conveyancing practitioner having checked that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 solicitor 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 Westcombe Park postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Westcombe Park.
Are there restrictive covenants that are commonly picked up during conveyancing in Westcombe Park?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Westcombe Park. 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…’
The estate agent has sent us the confirmation of our purchase of a new build flat in Westcombe Park. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Westcombe Park
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Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Due to the advice of my in-laws I had a survey completed on a property in Westcombe Park ahead of retaining conveyancers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders tend not give a mortgage on such a property.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Westcombe Park. Conveyancing will be smoother if you use a solicitor in Westcombe Park especially if they are acquainted with such properties in Westcombe Park.