We were just about to sign contracts for a freehold house in Hope. We have hit a problem. The loan offer with Nottingham Building Society expires on 18/8/2025 but the sellers are putting forward a completion date of 20/8/2025. Can one extend the loan expiry date?
The best person to deal with your concern is your solicitors who is in a position to assess if they should be discussing with the mortgage company, seller’s representatives, selling agents or conceivably all parties taking into account the circumstances your conveyancing to date.
I am helping my mother sell her property in Hope. Will the solicitor commission the energy assessment or it is for the seller to see to?
Following the abolition of HIPs, energy performance certificates was left as a compulsory part of selling a property. An energy performance certificate must be commissioned in advance of the property being placed on the market. It is not something that conveyancers ordinarily organise. Where you are using a Hope conveyancing solicitor they may help arrange EPC’s due to their relationships with long established Hope providers
The mortgage over my property is with UBS for my property in Hope. Conveyancing has been completed months ago. Should I wish 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 before letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let 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. It should not be necessary to do this via a UBS conveyancing panel lawyer.
I am due to exchange contracts on my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Bank of Ireland are being a right pain. The Hope solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are requiring a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.
Will my conveyancer be raising questions about flooding during the conveyancing in Hope.
The risk of flooding is if increasing concern for conveyancers conducting conveyancing in Hope. Some people will purchase a house in Hope, fully aware 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, satisfactory insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Solicitors are not best placed to give advice on flood risk, but there are a numerous searches that can be carried out by the purchaser or by their conveyancers which can give them a better appreciation of the risks in Hope. The standard information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard inquiry of the owner to find out if the property has ever been flooded. If the residence has been flooded in past and is not disclosed by the seller, then a buyer may bring a compensation claim stemming from an misleading reply. A purchaser’s lawyers may also conduct an environmental search. This should higlight if there is a recorded flood risk. If so, additional inquiries will need to be carried out.
Are there restrictive covenants that are commonly picked up during conveyancing in Hope?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Hope. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How can the Landlord & Tenant Act 1954 impact my commercial premises in Hope and how can your lawyers assist?
The 1954 Act provides protection to business lessees, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Hope is one of our numerous areas of the UK in which our lawyers are located
In my capacity as executor for the will of my father I am selling a house in Monmouth but live in Hope. My conveyancer (based 300 kilometers from meneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Hope who can witness and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Hope based