My lawyer in Flackwell Heath is not listed on the Bank of Scotland Approved Panel. Can I still use my prefered solicitor even though they are excluded from the Bank of Scotland approved list?
The limited options open to you here include:
- Complete the purchase with your preferred Flackwell Heath lawyers but Bank of Scotland will need to use a conveyancer on their panel. This will result in additional overall legal fees and cause frustration.
- Find an alternative solicitor to to deal with the purchase, obviously checking they are Persuade your solicitor to do everything within their powers to join the Bank of Scotland conveyancing panel
I am helping my niece sell her flat in Flackwell Heath. Does the solicitor commission the EPC or should I organise this?
Following the demise of HIPs, EPC’s was left as a required component of moving property. An energy assessment needs to be commissioned in advance of the property being marketed. This is not something that conveyancers normally organise. Where you are using a Flackwell Heath conveyancing solicitor they might be willing to arrange energy assessments due to their relationships with long established local providers
A relative pointed out to me me that in purchasing a property in Flackwell Heath there could be various restrictions preventing external changes to a property. Is this right?
We are aware of anumerous of properties in Flackwell Heath which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Flackwell Heath should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Flackwell Heath solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Flackwell Heath postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Flackwell Heath.
Will our solicitor be raising questions concerning flooding during the conveyancing in Flackwell Heath.
The risk of flooding is if increasing concern for solicitors dealing with homes in Flackwell Heath. There are those who buy a house in Flackwell Heath, completely expectant that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to offer advice on flood risk, but there are a number of searches that may be initiated by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Flackwell Heath. The standard completed inquiry forms sent to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the vendor, then a buyer could issue a compensation claim resulting from an misleading reply. The purchaser’s solicitors may also order an environmental report. This should disclose if there is a recorded flood risk. If so, further inquiries should be made.
Due to the input of my in-laws I had a survey completed on a property in Flackwell Heath ahead of retaining lawyers. I have been informed that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies may refuse to give a mortgage on a flying freehold house.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. If you contact us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Flackwell Heath. Conveyancing will be smoother if you use a solicitor in Flackwell Heath especially if they are familiar with such properties in Flackwell Heath.
Is it best to instruct a Flackwell Heath conveyancing solicitor who is local to the property I am buying? An old friend can perform the legal work but they are based 400miles away.
The benefit of a high street Flackwell Heath conveyancing firm is that you can attend the office to execute paperwork, deliver your identification documents and apply pressure on them if necessary. Having local Flackwell Heath know how is a plus. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and in the main were content that should trump using an unfamiliar Flackwell Heath conveyancing solicitor solely due to them being Flackwell Heath based.
My solicitors in Flackwell Heath have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the lender conveyancing panel they need to have retained the file for a prescribed period?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.