I am helping my niece sell her flat in Shard End. Will the solicitor order an energy performance certificate or it is for the seller to coordinate?
After the demise of HIPs, energy assessments was kept a mandatory element of selling a property. An energy performance certificate should be to hand before the property is marketed. It is not something that conveyancers normally organise. If you are using a Shard End conveyancing practitioner they may be willing to arrange energy performance certificates given their contacts with reputable local accredited person
I am currently in the process of buying my council flat in Shard End. I have a mortgage agreed with Principality. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Principality, you will need to appoint a solicitor on the Principality conveyancing panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shard End solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 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 Shard End postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Shard End.
It has been 2 months following my purchase conveyancing in Shard End completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Shard End differ for new build properties?
Most buyers of new build premises in Shard End come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because new home sellers in Shard End tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Shard End or who has acted in the same development.
I decided to have a survey done on a house in Shard End in advance of appointing lawyers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some lenders will not give a loan on such a house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you contact us we can investigate further with 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 Shard End. Conveyancing may be slightly more expensive based on your lender's requirements.
I am in need of some leasehold conveyancing in Shard End. Before diving in I would like to find out the remaining lease term.
If the lease is registered - and most are in Shard End - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Shard End Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
The majority of Shard End leasehold apartments will have a service bill for maintenance of the block levied by the freeholder. Should you acquire the apartment you will have to pay this liability, usually quarterly accross the year. This may vary from a few hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay annual, ordinarily this is not a exorbitant sum, say approximately £50-£100 but you need to enquire it because occasionally it could be surprisingly expensive. Who manages the block? Be sure to discover if the the lease includes any unreasonable restrictions in the lease. For instance it is reasonably common in Shard End leases that pets are not allowed in in a block in Shard End. If you love the flatin Shard End yet your cat is not allowed to live with you then you will be faced hard determination.
Why is it not possible to complete my conveyancing in Shard End on a bank holiday?
Because on completion the funds will pass between the banks of the buyer and seller's conveyancer and at present this can only occur on a business day. It is not possible to complete on a saturday or sunday either.