I am buying a property mortgage free in Exminster. I have lived for the previous 15 years in Exminster. Conveyancing searches are a lot of money. As I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then almost all of the Exminster conveyancing searches are at your discretion. Your solicitor will ’encourage you, perhaps strongly, that you should have searches carried out, but she is duty bound to take that path of guidance. One thing to take into account; if you are intend to dispose of the house in the future, it could be of importance to your future purchaser what the searches contain. There are plenty of instances where properties with apparent issues can still throw up negative search results. A good conveyancing solicitor in Exminster will provide you some sensible guidance here.
I am assisting my mother sell her property in Exminster. Does the conveyancing solicitor arrange the energy assessment or it is for me to coordinate?
After the abolition of HIPs, energy assessments was retained a compulsory part of moving property. An energy assessment must be commissioned in advance of the property being marketed. It is not a task that solicitors normally organise. If you are instructing a Exminster conveyancing solicitor they may be able to arrange energy performance certificates given their contacts with long established Exminster energy assessors
I am currently in the process of buying my council flat in Exminster. I have a mortgage offer with RBS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
It is not clear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Exminster bank branch on numerous occasions and was told they are content with the situation and they would lend. My Exminster conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their published requirements. Who do I believe?
Your conveyancer must comply with the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Exminster?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Exminster. 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 Exminster differ for new build properties?
Most buyers of new build property in Exminster come to us having been asked by the seller to exchange contracts and commit to the purchase even before the house is built. This is because new home sellers in Exminster typically buy the real estate, 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 conveyancers 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 Exminster or who has acted in the same development.
My husband and I are FTB’s - agreed a price, but the estate agent advised that the owners will only move forward if we use their preferred conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor used to conveyancing in Exminster
It is improbable the sellers are driving this. If they desire ‘a quick sale', alienating a serious buyer is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are genuine purchasers (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you intend to appoint your own,trusted Exminster conveyancing firm - rather thanthe ones that will earn the estate agent a referral fee or achieve conveyancing targets set by corporate headquarters.