Me and my partner are about to exchange on the purchase of a property in Lisson Grove but as a result of damage from the recent storms I have was able negotiate reparation from the current proprietors of £2k in the form of a adjustment in the price. I had intended this to be dealt with as part of a side agreement but Bank of Ireland are not allowing this. Should they have been approached?
Any lawyer that is on a Bank of Ireland approved list is duty bound to advise Bank of Ireland of any amendments to the sale price. If you were to refuse your lawyer to notify the price change to Bank of Ireland then they would have to discontinue acting for you. In addition, Bank of Ireland and you would have to appoint a new conveyancing practitioner for your conveyancing in Lisson Grove.
I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather instruct a local conveyancing solicitor in Lisson Grove?
Do check but the chances are that allocate you one of their panel conveyancers if you accept the "fee-free" incentive. Call the lender to determine if they allow a monetary alternative. Some banks have previously offered a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Lisson Grove.
My wife and I buying a 3 bedroom semi in Lisson Grove. The intention is to convert the garage to an office at the house.Will the conveyancing process involve enquiries to ascertain if these alterations are permitted?
Your property lawyer will check the registered title as conveyancing in Lisson Grove will on occasion identify restrictions in the title documents which prevent categories of works or require the consent of another owner. Certain works call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be sensible to check these things with a surveyor prior to committing yourself to a purchase.
I am expecting a AIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Lisson Grove solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Lisson Grove solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Lisson Grove solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 Lisson Grove postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Lisson Grove.
Are there restrictive covenants that are commonly identified during conveyancing in Lisson Grove?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Lisson Grove. 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…’
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a simple, no chain conveyancing. Lisson Grove is where the house is located. What do you suggest?
Flying freeholds in Lisson Grove are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lisson Grove you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lisson Grove may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I am a sole trader planning to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering competitive costs for commercial conveyancing in Lisson Grove for below £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Lisson Grove, including the sale and purchase of businesses as well as simply premises. If you are hoping to purchase or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right firm. Regarding the charges this will depend on the structure and complexity of the deal. Please provide us with your details or telephone so as to enable us to supply you with a detailed commercial conveyancing calculation.