In the event thatI were to acquire a freehold housein Hungerford for cash and have no survey and no conveyancing searches how much could I expect to to save on my conveyancing in Hungerford?
The only reduction in fees you would achieve is the disbursement for searches. A solicitor still got to do everything else - money laundering, correspond with your vendors property lawyer, stamp duty submission, register the title etc. You might save a bit for them not needing to register a charge however it will not be a lot.
I am assisting my aunt sell her flat in Hungerford. Does the conveyancing solicitor commission the energy assessment or it is for the owner to coordinate?
Following the abolition of HIPs, EPC’s remained a required element of moving house. An energy performance certificate must be commissioned before the property is marketed. This is not something that conveyancers ordinarily organise. If you are instructing a Hungerford conveyancing practitioner they may help arrange energy assessments due to their contacts with long established Hungerford energy assessors
I am the only beneficiary of my late father’s estate and I have everything in my name alone, including the house in Hungerford. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the property. I understand that there is a CML six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the property in July. Will no one buy the property for half a year?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Most lenders would take a practical view as this obligation primarily exists to capture subsales or the quick reselling of property.
I have a mortgage with UBS for my property in Hungerford. Conveyancing has been completed 12 months ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL 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. It may be that UBS 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 solicitor.
Should our lawyer be raising questions about flooding as part of the conveyancing in Hungerford.
Flooding is a growing risk for lawyers carrying out conveyancing in Hungerford. There are those who buy a property in Hungerford, fully aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or dispose of the premises. There are steps that can be taken during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, however there are a number of searches that can be undertaken by the buyer or by their conveyancers which should give them a better understanding of the risks in Hungerford. The standard information given to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a standard question of the seller to discover if the premises has historically flooded. In the event that the premises has been flooded in past and is not revealed by the owner, then a buyer may bring a legal claim for losses as a result of such an misleading reply. A purchaser’s lawyers will also conduct an enviro search. This will indicate whether there is any known flood risk. If so, further investigations will need to be made.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Hungerford. Conveyancing is a frightening process 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 conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Hungerford
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared.
My father has recommend that I instruct his conveyancing solicitors in Hungerford. Should I find my own conveyancer?
There are no two ways about it the best way to select a conveyancing solicitor is to seek referrals from friends or family who have actually previously instructed the firm that you are are thinking of instructing.
We have chosen a Hungerford conveyancing solicitor for our home move (novice purchasers) and have picked up in the terms and conditions that they are not covered by the FCA. Need I be concerned or is that usually the case with solicitor?
We can't see why they should be. Most conveyancing practitioner don't lend money. You should check that they are regulated by the Solicitors Regulation Authority, who set strict rules in place on amounts held in their bank.