Souldretaining a Coombe conveyancing practice make the ownership transfer easier?
On the whole conveyancing solicitors in your neck of the woods will benefit from excellent relationships with your local authority, which could help with your Coombe conveyancing searches that your lawyer will need to carry out. It can only be a plus if they enjoy strong relationships with the Land Registry in your area Coombe, other conveyancers in the neighbourhood and Coombe property agents.
We previously selected conveyancers based in Coombe on the Nationwide solicitor approved list. They are now charging me a separate amount for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Unfortunately, as long as it is in their Terms and Conditions or estimate then yes your property lawyer can charge a fee for this. This charge is not set by Nationwide but by your Coombe conveyancer. Plenty of firms on the Nationwide panel will charge an ‘acting for lender’ fee but plenty of practices incorporate it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in February 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Virgin Money are being difficult. The Coombe solicitor who is on the Virgin Money conveyancing panel is recommending indemnity insurance as a solution but Virgin Money are insisting on a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
Barclays have agreed my home loan in principle, my bid on a property in Coombe has been agreed to, what happens next?
Your estate agent will need to be informed of your solicitor's details (be sure the conveyancers are on the bank’s approved list). Contact Barclays or your broker and complete any outstanding forms. Barclays will instruct a valuer who will get in contact with the selling agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. Barclays will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Coombe.
Should my solicitor be asking questions regarding flooding as part of the conveyancing in Coombe.
Flooding is a growing risk for conveyancers dealing with homes in Coombe. Some people will buy a house in Coombe, fully expectant that at some time, it may suffer from flooding. However, aside from the physical damage, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, however there are a numerous checks that may be initiated by the purchaser or by their conveyancers which can give them a better understanding of the risks in Coombe. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual question of the owner to determine whether the premises has ever been flooded. If the premises has been flooded in past and is not notified by the seller, then a buyer may bring a compensation claim as a result of such an misleading reply. The buyer’s conveyancers may also conduct an environmental search. This should higlight whether there is any known flood risk. If so, further investigations should be made.
It has been four months following my purchase conveyancing in Coombe concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £180,000. 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.
I have been on the look out for a flat up to £305k and found one close by in Coombe I like with open areas and railway links in the vicinity, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Coombe in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage that many years may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
As co-executor for the estate of my father I am disposing of a property in Neath but reside in Coombe. My lawyer (based 260 kilometers awayhas requested that I sign a stat dec prior to completion. Could you suggest a conveyancing lawyer in Coombe who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are based in Coombe