I am helping my sister sell her house in Bermondsey. Does the conveyancing solicitor order an energy assessment or it is for the owner to coordinate?
After the abolition of Home Information Packs, energy performance certificates remained a required component of selling a property. An energy performance certificate must be to hand in advance of the property being placed on the market. It is not a task that lawyers normally organise. Where you are using a Bermondsey conveyancing solicitor they might help arrange energy assessments due to their contacts with long established local energy assessors
Two weeks ago we had a mortgage agreed in principle with Principality. Bermondsey conveyancing practitioners have been chosen. How long does it take for Principality to send the offer to the solicitor?
There is no definitive answer here. Have Principality completed the valuation? Have you advised Principality as to your lawyers' details and checked that your lawyers are on the Principality conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
We have agreed to purchase a house in Bermondsey. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Bank of Ireland be concerned?
Given that you are obtaining a mortgage with Bank of Ireland your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Bank of Ireland. The Council of Mortgage Lenders’ Handbook sets out minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease fails to meet these conditions. The conditions relate to the installation of panels on properties nationwide and is not restricted to Bermondsey.
Various internet forums that I have visited warn that are the number one reason for obstruction in Bermondsey conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Bermondsey.
four months have elapsed since my purchase conveyancing in Bermondsey took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build apartment in Bermondsey. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Bermondsey
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. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I opted to have a survey carried out on a property in Bermondsey in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some banks may refuse to give a loan on a flying freehold house.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. If you contact us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Bermondsey. Conveyancing will be smoother if you use a solicitor in Bermondsey especially if they are familiar with such properties in Bermondsey.
Am I right to be concerned that estate agents that I am dealing with are encouraging me to use a nationwide conveyancing firm as opposed to a local Bermondsey conveyancing firm?
As is the case with many service providers, often input from connections can be worth their weight in gold. Nevertheless there are many players in a conveyancing matter; estate agents, mortgage brokers and lenders may put forward lawyers to select. On occasion these lawyers might be known to one of the organisations as one of the best in their field, but sometimes there behind the scenes commercial relationship behind the recommendation. You are free to appoint your preferred lawyer. You need to be aware that some mortgage providers operate an approved list of lawyers you must use for the lender aspect of your home move.