My wife and I are soon to complete on the purchase of a house in Seaforth but as a result of damage from a small fire at the property I have managed to agree reparation from the owner of £3k in the form of a deduction in the price. I had intended this to be dealt with as part of the conveyancing process but Barclays are not allowing this. Why were they involved?
The lawyer being on the Barclays approved list is duty bound to advise Barclays of any amendments to the sale price. If you prohibit your conveyancing practitioner to report the reduction to Barclays then they would have to discontinue acting for you. In addition, Barclays and you would have to appoint a new lawyer for your conveyancing in Seaforth.
I am being advised by my solicitor that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Seaforth?
The right level of missing deeds indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
The mortgage over my property is with Co-operative for my property in Seaforth. Conveyancing has been completed a year ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Co-operative?
You must advise Co-operative before letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel solicitor.
I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Co-operative are being problematic. The Seaforth solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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 am purchasing a property and the solicitor has referenced Chancel Repair for which the house may be liable because it falls into the area of such a church. He has suggested insurance. Is this strictly warranted for conveyancing in Seaforth
Unless a previous purchase of the property took place after 12 October 2013 you may take it that conveyancing practitioners delivering conveyancing in Seaforth to remain encouraging a chancel search and or chancel repair liability insurance.
About to purchase a new build apartment in Seaforth. Conveyancing is a frightening process 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.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Seaforth
Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.
I decided to have a survey completed on a house in Seaforth before appointing conveyancers. I have been advised that there is a flying freehold overhang to the property. Our surveyor advised that some lenders may not grant a loan on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements from Halifax. Should you wish to telephone us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Seaforth. Conveyancing will be smoother if you use a solicitor in Seaforth especially if they are acquainted with such properties in Seaforth.
Am I right to be suspicious that 3rd parties that I am dealing with are recommending an online conveyancing firm rather than a High Street Seaforth conveyancing company?
As with many service providers, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are many players in a conveyancing deal; estate agents, financial adviser and lenders might all recommend solicitors to choose. On occasion these conveyancers might be known to one of the organisations as experts in their field, but sometimes there behind the scenes financial incentive behind the recommendation. You have the right to select your own conveyancer. Don't forget that the majority of mortgage providers operate an approved list of lawyers you have to use for the mortgage related work in your conveyancing.