I am assisting my mother sell her house in Clynderwen. Does the solicitor order an energy assessment or do I organise this?
Following the demise of HIPs, energy performance certificates was kept a required part of moving house. An energy performance certificate must be commissioned before the property is put on the market. It is not something that solicitors normally arrange. Where you are instructing a Clynderwen conveyancing solicitor they might be able to arrange energy assessments given their relationships with reputable local energy assessors
The formalities of my remortgage has taken place for my property in Clynderwen. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I am due to exchange contracts on my apartment. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Coventry BS are being difficult. The Clynderwen solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are insisting on a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require expedited conveyancing in Clynderwen as I am under a deadline to sign on the dotted line in less than 4 weeks. A mortgage is not required. Can I avoid the conveyancing searches to save money and time?
As you are are a cash buyer you are at liberty not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in Clynderwen the following are instances of what can show up and adversely affect the marketability of the property: Enforcement Actions, Overdue Fees, Overdue Grants, Road Schemes,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in Clynderwen?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Clynderwen. 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 Clynderwen. Conveyancing is a frightening process 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 legal work.
Here is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Clynderwen
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Due to the advice of my in-laws I had a survey completed on a house in Clynderwen prior to instructing conveyancers. I have been told that there is a flying freehold aspect to the house. Our surveyor advised that some banks may not grant a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you e-mail us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Clynderwen. Conveyancing will be smoother if you use a solicitor in Clynderwen especially if they are acquainted with such properties in Clynderwen.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great figure which is making it all the more appealing. I have since discovered that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Clynderwen. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
The majority of houses in Clynderwen are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are buying in Clynderwen in which case you should be shopping around for a Clynderwen conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should appraise you on the various issues.