We are soon to complete buying a house in Blythe Bridge but as a result of wreckage from some water damage at the property I have managed to agree recompense from the owner in the sum of £2k taking the form of a deduction in the price. I had intended this to be dealt with as part of a side agreement yet Santander are not allowing this. Should they have been involved?
Any conveyancing practitioner that is on a Santander conveyancing panel is obliged to disclose to Santander of any amendments to the sale price. If you were to refuse your lawyer to disclose the price change to Santander then they would have to discontinue acting for you. In addition, Santander and you would have to appoint a new solicitor for your conveyancing in Blythe Bridge.
I am helping my mother sell her property in Blythe Bridge. Does the conveyancing solicitor commission the EPC or should I organise this?
After the demise of Home Packs, EPC’s was maintained a compulsory part of moving house. An energy assessment must be to hand prior to the property being placed on the market. It is not as aspect of the sale process that solicitors normally arrange. If you are instructing a Blythe Bridge conveyancing solicitor they might be willing to arrange energy assessments given their contacts with reputable local energy assessors
My husband and I are in the throws of looking at apartments in Blythe Bridge and I am now considering a potential offer. Is it premature to have a solicitor in place? I will be getting a home loan with Santander.
It would be advisable 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 contact information on to the EA. As you are seeking a mortgage with Santander, ask your prospective lawyers if they are on the Santander conveyancing panel otherwise they can't do the mortgage legal work.
Bank of Ireland have agreed my home loan in principle, my offer on a house in Blythe Bridge has been accepted, now what?
Your estate agent will need to be advised as to your property lawyer's details (be sure the conveyancers are on the lender’s approved list). Call up Bank of Ireland or the financial adviser and finalise any appropriate forms. Bank of Ireland will instruct a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once conducted (assuming no problems) it takes about a week to get a mortgage offer. Bank of Ireland will send 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 Blythe Bridge.
My wife and I have a 4 bedroom Victorian house in Blythe Bridge. Conveyancing lawyer acted for me and National Westminster Bank. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to 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 Blythe Bridge and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with the conveyancing practitioner who carried out the work.
How does conveyancing in Blythe Bridge differ for new build properties?
Most buyers of new build or newly converted property in Blythe Bridge contact us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because house builders in Blythe Bridge usually buy the site, 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 property lawyers 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 used to new build conveyancing in Blythe Bridge or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one round the corner in Blythe Bridge I like with open areas and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. I can't really find anything else in Blythe Bridge in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
My boyfriend is purchasing a ground floor flat in Blythe Bridge. He was given a quote by the conveyancing practitioner connected to the selling agents and it came to £1385 . It was 7 years ago since I sold and bought a property and the bill was £just under six hundred pounds. Have charges really increased to that extent?
What does the conveyancing estimate include? Is it just for the legal fees, or what you will be paying in total (for example Blythe Bridge searches, land registry fees, etc)