Me and my partner are purchasing our first home. Our property lawyer has e-mailedto ask if we want to order extra conveyancing searches. Frankly we in the dark as to what's relevant for conveyancing in Easton
The extent of Easton conveyancing searches depends primarily on the property, the location, the possibility of any of these risks, your knowledge of the locality and risks, your general approach to risk. What matters is that you properly appreciate what information the searches could supply. You may then make a decision if you personally think you need that information. Where you are unsure, ask the solicitor to recommend.
Can you clarify what the consequences are if my solicitor is suspended from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Easton?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My wife and I purchasing a 4 bedroom semi-detached house in Easton. We would like to an extension at the rear at the house.Will the conveyancing process involve enquiries to determine if these alterations are allowed?
Your solicitor should review the registered title as conveyancing in Easton can on occasion reveal restrictions in the title deeds which prevent certain changes or need the permission of a 3rd party. Many extensions require local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
We are getting the release of further funds on our mortgage from RBS as we wish to conduct a loft conversion to our house in Easton. Do we need to select a bricks and mortar Easton solicitor on the RBS conveyancing panel to handle the paperwork?
RBS would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
We expect to receive a OIP from Nationwide this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nationwide recommend any Easton solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Easton solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
My relative recommended that if I am buying in Easton I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Easton conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Easton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Easton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Easton.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Easton is where the house is located. Can you shed any light on this issue?
Flying freeholds in Easton are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Easton you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Easton may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I own a leasehold flat in Easton. Conveyancing and Aldermore mortgage went though with no issue. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Easton who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Easton conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Easton - Examples of Queries before buying
Can you inform me if there are any major works in the near future that will likely add a premium to the service charges? Are any of leasehold owners in dispute over their service charge liability? You should be aware that where the lease has fewer than eighty years it will affect the marketability of the flat. Check with your mortgage company that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth finding out what this will be. For most Eastonlease extensions you would need to own the property for 24 months in order to be eligible to carry out a lease extension.