I am assisting my step-mother sell her property in Lakenham. Does the conveyancing solicitor order an EPC or it is for me to coordinate?
Following the abolition of HIPs, energy performance certificates became a mandatory element of selling a property. An energy assessment must be to hand prior to the property being placed on the market. It is not as aspect of the sale process that lawyers ordinarily arrange. Where you are instructing a Lakenham conveyancing practitioner they may be willing to arrange EPC’s given their relationships with reputable Lakenham energy assessors
I'm the sole beneficiary of my late father’s will with all property in now in my sole name, including the my former home in Lakenham. Conveyancing formalities meant that the Land Registry date was in June. I plan to dispose of the property. I do know about the CML six month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in June. Will no one buy the property for half a year?
The CML handbook obliges 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 may be impacted by that. How sensible a view mortgage companies take of it, depend on the bank as this provision principally exists to capture subsales or the wholesaling and assigning of properties.
I was told three weeks ago that my mortgage has been agreed to by Santander. Is it usual for Santander to only issue the offer once my solicitor in Lakenham is approved on their conveyancing panel? Santander have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Santander to deal with your lawyer's application to be on the Santander conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I are downsizing from our home in Lakenham and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Lakenham conveyancer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing firm as opposed to a conveyancing solicitor in Lakenham. Having lived in Lakenham for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
About to purchase a new build apartment in Lakenham. Conveyancing is daunting 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.
Here are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Lakenham
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. 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 supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared.
I decided to have a survey carried out on a house in Lakenham before appointing lawyers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some lenders may refuse to give a mortgage on such a property.
It varies from the lender to lender. Bank of Scotland has different instructions from Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lakenham. Conveyancing will be smoother if you use a solicitor in Lakenham especially if they are familiar with such properties in Lakenham.
I am one month into a residential purchase having been recommend to conveyancers by the estate agent to perform conveyancing in Lakenham. I am am very dissatisfied with the quality of service. Can you help me find new solicitors?
A conveyancer would need to be really poor in order to consider diss instructing them. Has your mortgage been issued? In the event that it has you must inform them of the replacement conveyancer and have the offer are issued to the new lawyers. Your conveyancer should be on the mortgage company approved list to avoid escalating costs and frustration. So that should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved lawyer for your home move in Lakenham
My financial adviser has suggested using their property lawyer for our conveyancing in Lakenham - Is it not simpler advisable to just instruct them?
You need to establish if the selling agent is recommending a conveyancing practitioner or introducing to a solicitor. There are plenty of Lakenham selling agents who recommend two or three Lakenham conveyancing firms and get nothing from it.