My solicitor has discovered a defect with the lease for the property we are buying in East Coker. The other side have put forward defective title insurance as a workaround. We are happy with insurance and will pay for it. Our lawyer says that he must ensure that the mortgage company is willing to move forward with this solution. Who is the client here, us or the bank?

The short answer to your last question is that, notwithstanding the risk of a conflict of interest, you and the mortgage company are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook specifications. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.

What is the difference between a licensed conveyancer and conveyancing solicitor in East Coker

There are two types of lawyers who can conduct conveyancing in East Coker namely CLC regulated conveyancers or solicitors. Both professionals handle conveyancing services that you need to complete the sale or acquisition of property. They are both required to execute East Coker conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that the requisite steps should be appropriately attended to.

I am purchasing a detached bungalow in East Coker. We would like to an extension at the rear at the property.Will legal investigations on the property include enquiries to see if these works were previously refused?

Your property lawyer will review the deeds as conveyancing in East Coker will occasionally identify restrictions in the title documents which prohibit certain alterations or require the permission of a 3rd party. Many works call for local authority planning permissions and approval in accordance building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.

Are all East Coker Conveyancing Quality Solicitors on the Santander conveyancing panel?

Some major banks and building societies now utilise CQS as the starting point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.

I require quick conveyancing in East Coker as I have a deadline to complete within one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?

As you are not getting a mortgage you have the choice not to do searches although no lawyer would suggest that you don't. Drawing on our experience of conveyancing in East Coker the following are examples of what can appear and therefore affect future saleability: Enforcement Actions, Overdue Charges, Outstanding Grants, Railway Schemes,...

Are there restrictive covenants that are commonly identified during conveyancing in East Coker?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in East Coker. 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…’

I am hoping to put an offer on a small detached house that seems to be perfect, at a great price which is making it more attractive. I have just discovered that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in East Coker. Conveyancing lawyers have not yet been appointed. Will they explain the issues?

Most houses in East Coker are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. We note that you are buying in East Coker so you should seriously consider looking for a East Coker conveyancing solicitor and check that they are used to transacting on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the upkeep of the communal areas where the property is located on an estate. Your solicitor should appraise you on the various issues.

East Coker Conveyancing for Leasehold Flats - A selection of Questions you should consider before Purchasing

Its a good idea to find out as much as you can regarding the company managing the block as they will affect your use and enjoyment of the property. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents from a financial perspective and when it comes to every day matters like the cleanliness of the common parts. You should not be shy to ask prospective neighbours what they think of their management. On a final note, be sure you know the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes. Many East Coker leasehold properties will incur a service bill for maintenance of the building invoiced by the freeholder. Should you purchase the flat you will have to meet this charge, usually quarterly during the year. This may vary from a couple of hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent to be met annual, this is usually not a significant amount, say approximately £25-£75 but you need to enquire it because sometimes it could be many hundreds of pounds. How many years remain on the lease?