We hired a Lydney based solicitor for my conveyancing in Lydney last week. After carefully reading the terms of engagement I seewe are liable for costs even where the conveyance does not complete. Should I go with them or instruct an internet solicitor practice promoting no completion no cost conveyancing in Lydney?
Generally there is a compromise along the lines that if "No Completion No Fee" is offered then the fee levels will tend to be be uplifted to offset those conveyances that do not proceed. Dont forget that these arrangements generally do not protect you from expenditure such as Lydney conveyancing search costs.
Last May we completed a house move in Lydney. We have noticed several issues with the house which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted for conveyancing in Lydney?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Lydney. Conveyancing searches and investigations initiated as part of the buying process are supposed to help avoid problems. As part of the legal transfer of property, a seller fills in a document referred to as a SPIF. answers proves to be inaccurate, then you may have a claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lydney.
I am helping my aunt sell her property in Lydney. Will the solicitor commission the energy performance certificate or it is for me to see to?
Following the demise of Home Information Packs, energy performance certificates became a compulsory element of moving house. An energy assessment must be commissioned before the property is marketed. This is not as aspect of the sale process that lawyers normally arrange. Where you are instructing a Lydney conveyancing lawyer they may help arrange energy performance certificates due to their contacts with reputable Lydney assessors
I am selling my house. I had a double glazing fitted in December 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being difficult. The Lydney solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
I have instructed a Lydney conveyancing practitioner having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Lydney postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Lydney.
I need some quick conveyancing in Lydney as I am under pressure to exchange contracts inside 2 weeks. A home loan is not required. Is it possible to escape the need for conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at free not to do searches although no conveyancer would suggest that you don't. With plenty of history conveyancing in Lydney the following are examples of what can crop up and adversely impact future mortgageability: Enforcement Notices, Overdue Charges, Overdue Grants, Road Schemes,...
Over the last few months I have been searching for a ground for flat up to £245,000 and found one round the corner in Lydney I like with amenity areas and railway links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Lydney for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
What advice can you give us when it comes to appointing a Lydney conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for lease extension works (regardless if they are a Lydney conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Lydney conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
-
Can they put you in touch with clients in Lydney who can give a testimonial?
Leasehold Conveyancing in Lydney - Sample of Queries before buying
-
Are any of leasehold owners in dispute over their service charge liability? This information is helpful as a) areas can result in problems for the block as the communal areas may begin to deteriorate if services remain unpaid b) if the leasehold owners have an issue with the running of the building you will need to have complete disclosure Who takes responsibility for maintaining and repairing the block?