I am assisting my niece sell her flat in Birchgrove. Will the conveyancing solicitor arrange an EPC or do I organise this?
Following the abolition of HIPs, energy assessments was left as a required component of moving house. An energy assessment must be commissioned before the property is advertised. It is not something that solicitors ordinarily organise. Where you are instructing a Birchgrove conveyancing practitioner they might help arrange EPC’s given their relationships with reputable local accredited person
Is it the case that all Birchgrove solicitors on the Leeds Building Society conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of lenders do list licenced conveyancers on their panel and in such a situation the practice would be regulated by the Council of Licensed Conveyancers.
We are getting the release of further funds on our home loan from Principality as we wish to carry out renovations to our property in Birchgrove. Are we obliged to select a high street Birchgrove solicitor on the Principality conveyancing panel to deal with the paperwork?
Principality would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Principality panel.
I am selling our property in Birchgrove and according to the buyers it appears that there is a possibility that the property was constructed on contaminated land. A local lawyer would know this is not the case. It does beg the question why the buyers used a web based conveyancing firm rather than a conveyancing solicitor in Birchgrove. Having lived in Birchgrove for 4 years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It would appear that you have a conveyancing firm 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 sickness)
Are there restrictive covenants that are commonly picked up during conveyancing in Birchgrove?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Birchgrove. 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…’
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Birchgrove is where the house is located. Can you offer any assistance?
Flying freeholds in Birchgrove are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Birchgrove you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Birchgrove may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Taking into account that I will soon part with 450k on a two bedroom apartment in Birchgrove I would like to talk to a lawyer concerning thehouse move ahead of instructing the firm. Can this be arranged?
We could not agree more - we would be pleased to talk to you we do not take any clients on without you first talking to the lawyer who will be conducting your conveyancing in Birchgrove.There is no ‘factory style conveyancing’ - every client is unique individual, not a file number. The solicitors that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Birchgrove should be the amount on the final invoice that you end up paying.