I am buying a property in Sutton in Ashfield. A rare aspect is that the roof has a solar panel. Aldermore 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 Aldermore your lawyer must follow the conveyancing instructions set out in Part two of UK Finance Lenders’ Handbook for Aldermore. The CML Handbook includes minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Aldermore where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties in England and Wales and is not isolated to Sutton in Ashfield.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being difficult. The Sutton in Ashfield solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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 have instructed a Sutton in Ashfield lawyer having checked that they are on the Nottingham conveyancing panel. Does my lawyer arrange the survey of the property?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. You may wish to consider appointing your own Sutton in Ashfield surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I'm buying a new build house in Sutton in Ashfield benefiting from help to buy. The developers refused to budge the price so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not inform my lawyer about this extras as it may impact my mortgage with Britannia. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer 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.
Due to the input of my in-laws I had a survey completed on a property in Sutton in Ashfield in advance of instructing lawyers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies tend not issue a mortgage on this type of premises.
It varies from the lender to lender. Bank of Scotland has different instructions for example to Halifax. Should you wish to call us we can investigate further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Sutton in Ashfield. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Sutton in Ashfield to see if the conveyancing costs will increase in light of this.
In searching the world wide web for the words on line conveyancing in Sutton in Ashfield it brings up many property lawyersin the area. With so much choice what is the best way to find the suitable solicitor for my move?
The preferential way of seeking the right conveyancer is through a personal testimonial, so seek the opinion of friends and those you trust who have bought a property in Sutton in Ashfield or a local estate agent or mortgage broker. Charges for conveyancing in Sutton in Ashfield differ, so it's a good idea to secure a minimum of four fee estimates from different conveyancers. Be sure to obtain confirmation that the costs are guaranteed not to escalate.
What are your top tips when it comes to appointing a Sutton in Ashfield conveyancing practice to carry out our lease extension conveyancing?
When appointing a solicitor for your lease extension (regardless if they are a Sutton in Ashfield conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Sutton in Ashfield conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
How experienced is the practice with lease extension legislation? What are the costs for lease extension work?
Sutton in Ashfield Leasehold Conveyancing - Examples of Queries Prior to buying
What is the length of the lease? Generally speaking the cost for major works tend not to be wrapped into the service charges, although there some managing agents in Sutton in Ashfield require leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for larger works. This information is important as a) areas could cause problems for the block as the communal areas may start to deteriorate if maintenance remain unpaid b) if the tenants have a dispute with the running of the building you will wish to know about it
I have read on numerous online forums that before selecting a conveyancing firm they need approved by your lender. I am a FTB but I have an AIP via Birmingham Midhshires and I already have a local conveyancing solicitor in Sutton in Ashfield at the ready. Can Virgin Money insist on an approved conveyancer to be used? Does a directory of panel conveyancers even exist so I can choose a conveyancing solicitor in Sutton in Ashfield?
You should choose a solicitor that is on the Virgin Money panel. Simply ring your preferred Sutton in Ashfield conveyancing solicitor and ask if they are on the Virgin Money panel. If they are not approved you have a number of options available to you here:
- Carry on with your existing Sutton in Ashfield lawyer but Virgin Money will undoubtedly use a lawyer on their conveyancing panel. The net result is additional cost and probable delay.
- Get a new conveyancing practitioner to act in the purchase, not forgetting to check that they are on the Virgin Money conveyancing panel.
- Convince your lawyer to attempt to join the bank panel.