My partner and I are purchasing our first property. Our solicitor has calledto ask if we would like to take out supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Rumney
The scope of Rumney conveyancing searches should be triggered based primarily on the property, the location, the likelihood of any of these risks, your knowledge of the area and risks, your overall approach to risk. What matters is that you properly understand what information each search could provide. You may then decide if you consider that you need that information. Should you be unclear, ask the conveyancer to explain.
We are purchasing a 4 bedroom semi-detached house in Rumney. We would like to carry out a loft conversion at the house.Will the conveyancing process include checks to determine if these works are prohibited?
Your solicitor should review the deeds as conveyancing in Rumney can sometimes reveal restrictions in the title documents which restrict categories of works or need the consent of a 3rd party. Some additions require local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
We have agreed to purchase a house in Rumney. A rare aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Kent Reliance your lawyer must check the formal instructions outlined in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The CML Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to Kent Reliance where a lease fails to meet these specifications. The requirements relate to the installation of panels on properties in England and Wales and is not isolated to Rumney.
After months of negotiation I have agreed a price on an apartment in Rumney. My financial adviser suggested a solicitor. I paid an upfront payment of £225. Soon after, the conveyancer contacted me sheepishly admitting that they were not on the Santander 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 Santander 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.
I have been told that property searches are a common cause of obstruction in Rumney conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) released determinations of a review by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of delay in conveyancing in Rumney.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Rumney?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Rumney. 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 element on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Rumney is where the house is located. Can you shed any light on this issue?
Flying freeholds in Rumney are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Rumney you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Rumney 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.
How easy is it to change a solicitor as I need to find a Rumney based conveyancer who is on the bank conveyancing panel. How simple is it to change conveyancer?
In the event that you have not formally instructed a solicitor to start work and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Rumney that you're considering.