We are buying a house and require a conveyancing solicitor in Yarmouth who is on the Santander conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Yarmouth.
I am assisting my sister sell her flat in Yarmouth. Will the solicitor arrange an EPC or do I organise this?
After the demise of Home Information Packs, EPC’s was left as a compulsory part of moving house. An energy performance certificate must be to hand prior to the property being put on the market. It is not a task that law firms ordinarily organise. If you are using a Yarmouth conveyancing solicitor they might be willing to arrange energy assessments given their contacts with reputable Yarmouth providers
I can not fathom if my mortgage offer requires a lease extension. I have called my Yarmouth building society branch on various occasions and was told it does not impact the mortgage offer and they will lend. My Yarmouth conveyancing solicitor - who is on the lender conveyancing panel- called and was told they would not lend in accordance with their specific requirements. Who do I believe?
Your conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Yarmouth solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 property 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 Yarmouth postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Yarmouth.
I am selling our property in Yarmouth and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Yarmouth conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing outfit as opposed to a conveyancing solicitor in Yarmouth. We have lived in Yarmouth for many years we know that this is a non issue. Should we contact our local Authority to obtain clarification that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Yarmouth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Yarmouth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Yarmouth differ for newly converted properties?
Most buyers of new build property in Yarmouth contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because house builders in Yarmouth tend to purchase 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 conveyancing solicitors 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 Yarmouth or who has acted in the same development.
Due to sign contracts shortly on a garden flat in Yarmouth. Conveyancing solicitors inform me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Yarmouth should include some of the following:
-
Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Repair and maintenance of the premises You should have a good understanding of the insurance obligations specifics of the parties to the lease, e.g. these could be the leaseholder, superior lessor, landlord Whether your lease caters for for a reserve fund for major works?
Leasehold Conveyancing in Yarmouth - Examples of Questions you should ask Prior to buying
-
It is important to be aware if fixing the lift or some other significant cost is pending to be shared by the leaseholders and may well dramatically impact the level of the maintenance costs or necessitate a one off payment. Are there any major works anticipated that will likely increase the maintenance costs? The best form of lease arrangement is a share of the freehold. In this arrangement the leaseholders have control and notwithstanding that a managing agent is often employed where the building is bigger than a house conversion, the managing agent is directed by the tenants.