Please help. My St Ives conveyancer is advising me that he has toconduct St Ives conveyancing searches becausethe firm are on the Santandersolicitor panel. Do I not have any say here?
You have limited options available to you. Given that you are taking out a loan with a bank your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to comply with the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out St Ives conveyancing searches.
I have a decision in principle. The bank mentioned the mortgage came with free conveyancing. Is the implication that I have to appoint their panel solicitor as I would prefer to use a high street conveyancing solicitor in St Ives?
Do check but the chances are that appoint one of their panel solicitors if you accept the "fee-free" offer. Contact the lender and determine if they make available a monetary alternative. In the past a few mortgage companies offered a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in St Ives.
Should my lawyer be making enquiries about flooding as part of the conveyancing in St Ives.
The risk of flooding is if increasing concern for solicitors dealing with homes in St Ives. There are those who purchase a house in St Ives, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Conveyancers are not best placed to offer advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or by their lawyers which will figure out the risks in St Ives. The conventional set of property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover whether the premises has ever been flooded. If the property has been flooded in past which is not disclosed by the owner, then a purchaser may bring a legal claim for losses as a result of such an incorrect response. A buyer’s lawyers may also commission an environmental report. This should reveal whether there is any known flood risk. If so, more detailed inquiries will need to be made.
How does conveyancing in St Ives differ for new build properties?
Most buyers of new build premises in St Ives come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in St Ives tend to buy the land, 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 used to new build conveyancing in St Ives or who has acted in the same development.
My partner has encouraged me to use his lawyers for conveyancing in St Ives. Do I follow his guidance?
No doubt it’s preferable to select a conveyancing practitioner is to have feedback from friends or family who have actually used the firm that you are considering.
Estate agents have just been given the go-ahead to market my ground floor flat in St Ives. Conveyancing is yet to be initiated, however I have recently received a half-yearly service charge demand – what should I do?
It best that you clear the maintenance contribution as usual as all ground rent and maintenance charges should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
Leasehold Conveyancing in St Ives - A selection of Queries before buying
This question is helpful as a) areas may cause problems in the building as the common areas may begin to deteriorate where repairs are not paid for b) if the tenants have a dispute with the running of the building you will wish to have complete disclosure Many St Ives leasehold apartments will have a service bill for the upkeep of the building levied by the freeholder. If you buy the apartment you will have to pay this contribution, normally in instalments during the year. This could differ from a couple of hundred pounds to thousands of pounds for large purpose-built blocks. There will also be a ground rent for you to pay annual, ordinarily this is not a significant figure, say about £50-£100 but you should to enquire as on occasion it could be many hundreds of pounds.