I am helping my sister sell her flat in Berrylands. Does the conveyancer arrange the energy assessment or should I organise this?
Following the demise of HIPs, EPC’s was kept a compulsory component of moving house. An energy assessment must be to hand before the property is advertised. It is not something that lawyers normally organise. Where you are instructing a Berrylands conveyancing solicitor they might help arrange energy performance certificates due to their relationships with long established local providers
I am the sole beneficiary of my late father’s will with all property in now in my sole name, including the house in Berrylands. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I do know about the CML 6 month 'rule', which means that my proprietorship could be regarded the same way as if I'd bought the property in October. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. How practical a view lenders take of it, depend on the bank as this requirement primarily exists to pick up on the purchase and immediately sell or the quick reselling of properties.
Our offer on a semi in Berrylands has been accepted, but there is a chain. The sellers have offered on a flat, but it’s not yet agreed to, and are looking at other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Berrylands. What do I do now? At what point do I apply for the mortgage with Co-operative?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is approx one thousand pounds, then survey, Berrylands conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Co-operative conveyancing panel. As to the subsequent phase this very much dictated by the uniqueness of your transaction, desire for this property and on the state of the market. In a rising market some home buyers would apply for a home loan with Co-operative and arrange for the valuation and only if it was satisfactory would they request their conveyancer to press on with searches.
I have been told that property searches are the primary reason for hinderance in Berrylands conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released conclusions of a review by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Searches are unlikely to feature in any slowing down conveyancing in Berrylands.
About to purchase a new build flat in Berrylands. 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 legal work.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Berrylands
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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.
I decided to have a survey carried out on a property in Berrylands before appointing lawyers. I have been informed that there is a flying freehold element to the house. My surveyor advised that some lenders may not give a loan on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Nationwide. Should you wish to call us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Berrylands. Conveyancing will be smoother if you use a solicitor in Berrylands especially if they are familiar with such properties in Berrylands.
My father-in-law has encouraged me to instruct his conveyancers in Berrylands. Do I take his recommendation?
No doubt the best way to select a conveyancing solicitor is to get recommendations from friends or relatives who have experience in using the solicitor that you are contemplating using.
Why do Berrylands conveyancing costs differ for leasehold and freehold properties?
Leasehold conveyancing in Berrylands will often involve additional work such as investigating the lease, liaising with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts etc.