I am assisting my mother sell her flat in South Normanton. Does the conveyancing solicitor order an energy assessment or should I organise this?
After the demise of Home Information Packs, energy performance certificates was maintained a required component of moving house. An EPC must be to hand before the property is advertised. This is not something that lawyers ordinarily organise. Where you are using a South Normanton conveyancing lawyer they might help arrange energy performance certificates given their relationships with reputable local assessors
I have paid off my mortgage with Yorkshire BS. I assume I don't need a South Normanton conveyancer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I can not fathom if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local South Normanton bank branch on a couple of occasions and was told they are content with the situation and they will lend. My South Normanton conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
Your property lawyer must follow the Council of Mortgage Lenders’ Handbook section two conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
What does a local search inform me regarding the property my wife and I purchasing in South Normanton?
South Normanton conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company for instance Onsearch The local search plays a central part in most South Normanton conveyancing purchase; as long as you don’t want any nasty once you have moved into your new home. The search should provide data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
I have justbecome aware that Action Conveyancing have closed. They conducted my conveyancing in South Normanton for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is registered correctly in the name of the former proprietor?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of South Normanton conveyancing specialists.
I'm buying my first flat in South Normanton with a mortgage from Yorkshire Building Society. The builders would not budge the price so I negotiated £7000 of additionals instead. The estate agent told me not disclose to my lawyer about the deal as it would impact my mortgage with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What are your top tips when it comes to appointing a South Normanton conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a South Normanton conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you talk with two or three firms including non South Normanton conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be useful:
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What volume of lease extensions has the firm carried out in South Normanton in the last 12 months? If the firm is not ALEP accredited then what is the reason?
Leasehold Conveyancing in South Normanton - A selection of Questions you should consider before buying
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The answer will be important as a) areas can cause problems for the block as the communal areas may start to deteriorate where repairs remain unpaid b) if the leasehold owners have a dispute with the managing agents you will need to have complete disclosure Is there a share of the freehold?
I happen to be an executor of my recently deceased mother’s Will, with a house in South Normanton which is to be marketed. The house is unregistered at HMLR and I'm advised that some estate agents will insist that it is in place before they'll proceed. What's the procedure for this?
In the circumstances you refer to it seems sensible to apply to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and certified copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.