My wife and I are about to exchange buying a property in Exeter but as a result of wreckage from the recent storms I have managed to agree recompense from the seller of £2k taking the form of a adjustment in the price. This was going to be addressed as part of a side agreement yet HSBC are not allowing this. Should they have been informed?
Any conveyancing practitioner being on the HSBC approved list is duty bound to disclose to HSBC of any variations to the sale price. If you were to refuse your conveyancer to disclose the reduction to HSBC then they would have to discontinue acting for you. In addition, HSBC and you would have to appoint a new property lawyer for your conveyancing in Exeter.
Should conveyancers ask for money on account for conveyancing in Exeter?
If you are buying a property in Exeter your lawyer will ask you place them with funds to cover the the cost of the conveyancing searches. Normally this is needed to cover the fees of the Local Authority Search. When the deposit is payable against the total price then this will be needed immediately prior to exchange of contracts. Any further balance that is due should be transferred shortly before completion.
We are aiming to move house in September. Should my conveyancing solicitor update the removal company on the completion day. As an aside, can you recommend a removal company in Exeter. Conveyancing firm was chosen before I stumbled across your site.
On the day of completion you can collect the house keys from your estate agent but this can only occur once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be collected. You should inform the removal company that you are ready to move in. We do not recommend a specific removal organisation but can help you find a conveyancing in Exeter or a solicitor that specialises in conveyancing in Exeter.
The mortgage over my property is with UBS for my property in Exeter. Conveyancing has been completed months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
You must advise UBS in advance of renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.
I am selling my flat. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nottingham are being difficult. The Exeter solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
Is it necessary to take out insurance to cover chancel repairs when buying a residence in Exeter?
Unless a previous acquisition of the premises took place after 12 October 2013 you can assume that solicitors conducting conveyancing in Exeter to remain recommending a chancel search and or insurance against a claim.
Is it possible to swap firm as I have to retain a firm on the Britannia conveyancing panel. I had appointed a high street conveyancing solicitor in Exeter five minutes from me but he is not approved by Britannia
It would be our pleasure to help you find a conveyancing solicitor in Exeter on the Britannia panel. Please note that the law firms that we on the directory do not pay us a referral fee if you instruct them and are regulated by the SRA who regulate all conveyancing solicitors in Exeter. In utilising the find a conveyancing solicitor tool on this page, you can compare fees for conveyancing solicitors in Exeter and throughout England and Wales.
22 days into buying a house in Exeter. Conveyancing solicitor has told us the title is "Leasehold". Should this adversely affect our Natwest valuation?
Exeter conveyancing does not in most situations involve leasehold houses. The key consideration here is the length of lease and the ground rent. If it's 999 years with a nominal rent, it's essentially freehold, so it shouldn't impact the value too much.
At the other extreme, if it's, say, 50 years it is bound to have a material effect on the saleability, and probably wouldn't be acceptable to the bank. The length of lease and ground rent will be stated in the lease provided to your solicitor.