I plan on purchasing residence in Little Hulton. My Solicitor is not listed on the bank approved list. Can I still appoint my Little Hulton conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
You have a number of choices available to you here
- Carry on with your chosen Little Hulton solicitor but your mortgage company will need to appoint a conveyancing practitioner on their approved list. This will result in additional cost together with potential delay.
- Choose a fresh property lawyer to conduct the conveyancing, making sure they are on the mortgage company conveyancing panel.
- Convince your lawyer to pull out all the stops to join the bank’s conveyancing panel
I am assisting my sister sell her house in Little Hulton. Does the conveyancer commission an EPC or it is for the owner to see to?
Following the demise of HIPs, EPC’s was kept a compulsory component of selling a property. An EPC needs to be commissioned prior to the property being put on the market. It is not something that conveyancers normally organise. If you are using a Little Hulton conveyancing practitioner they may be able to arrange energy assessments due to their contacts with reputable local energy assessors
We expect to receive 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 Little Hulton solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Little Hulton 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.
I recently had an offer accepted on an apartment in Little Hulton. My financial adviser suggested a conveyancing practitioner. I paid an advanced payment of £150. Soon after, the property lawyer contacted me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
A friend advised me that if I am purchasing in Little Hulton I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Little Hulton conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Little Hulton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data concerning Little Hulton.
I am looking for a ground for flat up to £235,500 and found one near me in Little Hulton I like with amenity areas and transport links nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Little Hulton in this price bracket, so just wondered if I would be making a mistake buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer about this.
I need to instruct a conveyancing solicitor in Little Hulton for my remortgage. Is it possible to check a firm’s complaints history with the legal regulator?
Members of the public may review documented Solicitor Regulator Association (SRA) decisions stemming from investigations started on or after Jan 2008. Visit Check a solicitor's record. To find details Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. International callers, call +44 (0)121 329 6800. The SRA could monitor telephone calls for training requirements.
The conveyancing solicitors handling our conveyancing in Little Hulton has sent papers to review that indicate that the land is unregistered with epitome documents. How can it be that the property not registred at HM Land Regsitry?
Although the vast majorities of properties in Little Hulton are now registered with the Land Registry there are still a few that are unregistered. Any property in Little Hulton that has been remortgaged since the late 1980’s will have been registered at the Land Registry under the compulsory ‘first registration’ scheme. However, if a Little Hulton property has not changed hands in that time then it’s likely the old fashioned title deeds will be the only evidence of ownership.Many Little Hulton conveyancing solicitors will be familiar with this type of conveyancing but in the event that uncertainty reigns the usual recommendation nowadays is for the vendor’s solicitor to register it first and thereafter deal with the disposal - this will have a domino effect to cause a drawn-out conveyancing.