I am helping my step-mother sell her property in Deal. Will the conveyancer arrange an EPC or it is for the owner to coordinate?
After the demise of Home Information Packs, energy performance certificates remained a compulsory part of selling a property. An energy performance certificate must be commissioned before the property is advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. If you are instructing a Deal conveyancing practitioner they might help arrange energy assessments due to their contacts with reputable Deal energy assessors
We were going to get a OIP from Leeds Building Society this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Leeds Building Society recommend any Deal solicitors on the Leeds Building Society conveyancing panel, or is it better to go independently?
You will need to appoint Deal solicitors independently although you'll need to choose one on the Leeds Building Society conveyancing panel. The solicitor represents both you and Leeds Building Society through the process.
I'm in the throws of looking at flats in Deal 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 Leeds Building Society.
It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their contact information on to the selling agent. As you are taking out a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
I purchased a renovated Victorian property in Deal. Conveyancing solicitor acted for me and Chelsea Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold with the matching address. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Deal and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I am purchasing my first flat in Deal benefiting from help to buy. The builders refused to budge the amount so I negotiated 6k of extras instead. The sale representative advised me not inform my conveyancer about the deal as it will put at risk my mortgage with HSBC Bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the input of my in-laws I had a survey completed on a house in Deal before instructing conveyancers. I have been informed that there is a flying freehold element to the property. My surveyor has said that some mortgage companies tend refuse to give a loan on this type of property.
It varies from the lender to lender. Lloyds has different instructions for example to Halifax. If you e-mail us we can check via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Deal. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Deal to see if the conveyancing will be more expensive.
My father has urged me to appoint his conveyancing solicitors in Deal. Do I take his advice?
No doubt it’s preferable to select a conveyancing practitioner is to get feedback from friends or family who have previously instructed the conveyancer that you are considering.
My wife and I have selected a Deal conveyancing solicitor for our home move (first time buyers) and have noticed in the terms and conditions that they are not covered by the Financial Conduct Authority. Am I right to be concerned or is that standard with conveyancing practitioner?
We can't see why they should be. Most solicitor don't lend money. You should check that they are governed by the SRA, who set specific rules in relation to amounts held by them.