We are selling our home in Cubitt Town. Does the conveyancer need to be required to be on the HSBC conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the HSBC conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently at the moment.
I am assisting my sister sell her house in Cubitt Town. Will the conveyancer commission an energy assessment or should I organise this?
Following the demise of HIPs, EPC’s became a mandatory part of selling a property. An EPC must be to hand in advance of the property being marketed. It is not a task that lawyers ordinarily arrange. If you are instructing a Cubitt Town conveyancing solicitor they may be willing to arrange energy assessments given their contacts with reputable Cubitt Town assessors
A colleague advised me that in purchasing a property in Cubitt Town there could be a number of restrictions affecting the ability to carry out external alterations to the property. Is this right?
We are aware of a number of properties in Cubitt Town which have some sort of restriction or requirement of consent to perform external variations. Part of the conveyancing in Cubitt Town should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being pedantic. The Cubitt Town solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
My friend recommended that if I am purchasing in Cubitt Town I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Cubitt Town conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Cubitt Town around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Cubitt Town.
I used Wolstenholmes several years ago for my conveyancing in Cubitt Town. Now, I need my documents but cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Cubitt Town of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I opted to have a survey completed on a house in Cubitt Town prior to instructing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks will not grant a loan on such a premises.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. If you e-mail us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cubitt Town. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cubitt Town to see if the conveyancing costs will increase in light of this.
I am a fortnight into a residential purchase having been referred to conveyancers by the local agent to carry out the conveyancing in Cubitt Town. We are not happy. Could you help me find new solicitors?
A solicitor would have to be very bad to suggest diss instructing them. Has your mortgage been generated? In the event that it has you need to inform them of the new contact details and ensure the loan are issued to the new lawyers. Your conveyancer needs to be on the lenders panel to avoid added charges and frustration. That should be your starting point. The search tool can help you find a bank approved solicitor for your conveyancing in Cubitt Town