I am purchasing a house mortgage free in Honiton. I have lived for the previous twelve years in Honiton. Conveyancing searches are exorbitant. As I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then almost all of the Honiton conveyancing searches are non-obligatory. Your lawyer will try and sway you, perhaps strongly, that you should have searches done, but he has a professional duty to take that path of advice. Do consider; if you are likely to dispose of the house one day, it may be of interest to your prospective purchaser what the searches contain. Sometimes premises with no practical issues can still show up adverse search results. A competent conveyancing solicitor in Honiton should provide you some sensible advice in this regard.
I am expecting a AIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Virgin Money recommend any Honiton solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Honiton solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
The formalities of my purchase has taken place for my property in Honiton. Conveyancing was a necessary evil but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I've digested plenty 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 Honiton solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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 Honiton postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Honiton.
Will our solicitor be raising enquiries about flooding as part of the conveyancing in Honiton.
The risk of flooding is if increasing concern for lawyers carrying out conveyancing in Honiton. Plenty of people will acquire a house in Honiton, completely expectant that at some time, it may be flooded. However, aside from the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not qualified to give advice on flood risk, however there are a numerous searches that can be carried out by the buyer or on a buyer’s behalf which should figure out the risks in Honiton. The conventional set of completed inquiry forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to find out if the property has historically flooded. If flooding has previously occurred which is not notified by the seller, then a purchaser could bring a claim for damages resulting from an misleading reply. The purchaser’s conveyancers may also carry out an environmental search. This should indicate if there is any known flood risk. If so, more detailed inquiries will need to be made.
It has been five months since my purchase conveyancing in Honiton took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Just had an offer accepted on a new build flat in Honiton. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Honiton
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There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan.
I need to appoint a conveyancing solicitor for sale conveyancing in Honiton. I happened to stumble across a site which seems to have the perfect solution If there is a chance to get all this stuff completed via email that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?