I am buying a garden flat in Underwood. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Underwood you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Underwood.
I am assisting my aunt sell her house in Underwood. Will the conveyancing solicitor order an energy assessment or should I organise this?
Following the abolition of Home Information Packs, energy performance certificates became a mandatory element of moving property. An energy assessment should be commissioned in advance of the property being put on the market. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Underwood conveyancing practitioner they might be able to arrange EPC’s due to their relationships with reputable Underwood providers
I currently have a mortgage with Barclays for my property in Underwood. Conveyancing was finalised 12 months ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Barclays?
Barclays must be informed of your intention before letting out your property as this is likely to be a breach of Barclays’s mortgage conditions. It may be that Barclays will permit you to let 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 Barclays directly. You need not do this via a Barclays conveyancing panel firm.
I am selling my house. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being difficult. The Underwood solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS 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.
The deeds to my house can not be found. The conveyancers who did the conveyancing in Underwood 4 years ago are no longer around. Will I be able to sell the house?
These day there are duplicates made of almost everything, and your conveyancer will know exactly where to locate all the appropriate paperwork so you can purchase or sell your property without any difficulty. If duplicates can’t be located, your lawyer may be able to arrange cover in the form of insurance or indemnities protecting you against future claims on your premises.
I'm purchasing a new build house in Underwood benefiting from help to buy. The builders would not reduce the amount so I negotiated £7000 of fixtures and fittings instead. The property agent advised me not to tell my solicitor about the extras as it would impact my loan with the bank. 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.
What advice can you give us when it comes to finding a Underwood conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Underwood conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you talk with two or three firms including non Underwood conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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If the firm is not ALEP accredited then what is the reason? Can they put you in touch with clients in Underwood who can give a testimonial?
Underwood Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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Is there a share of the freehold? The majority of Underwood leasehold flats will have a service bill for maintenance of the block levied by the freeholder. Should you buy the apartment you will have to meet this amount, usually quarterly accross the year. This may be anything from several hundred pounds to thousands of pounds for bigger purpose-built blocks. There will also be a ground rent for you to pay annual, this is usually not a significant sum, say around £25-£75 but you should to check as occasionally it could be prohibitively expensive. Is anyone aware of any major works in the planning that will likely add a premium to the service fees?
Finally our conveyancing in Underwood is completing this Friday, but the couple I am purchasing off wants to vacate on the Saturday noon. Do I agree to such a plan?
If you need a bank loan then your property lawyer will demand that the premises arevacant on Friday - the lending institution will require it.