I am purchasing a property in Fir Vale and Wadsley Bridge. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Principality your lawyer must comply with the conveyancing requirements contained in Part 2 of UK Finance Lenders’ Handbook for Principality. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Principality where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties countrywide and is not restricted to Fir Vale and Wadsley Bridge.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Fir Vale and Wadsley Bridge conveyancing practitioner on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, UBS are being a right pain. The Fir Vale and Wadsley Bridge solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine 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.
How does conveyancing in Fir Vale and Wadsley Bridge differ for newly converted properties?
Most buyers of new build property in Fir Vale and Wadsley Bridge approach us having been asked by the seller to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Fir Vale and Wadsley Bridge typically buy the site, 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 accustomed to new build conveyancing in Fir Vale and Wadsley Bridge or who has acted in the same development.
I opted to have a survey carried out on a house in Fir Vale and Wadsley Bridge in advance of instructing lawyers. I have been advised that there is a flying freehold aspect to the property. Our surveyor advised that some banks may refuse to grant a loan on this type of home.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Fir Vale and Wadsley Bridge. Conveyancing will be smoother if you use a solicitor in Fir Vale and Wadsley Bridge especially if they regularly deal with such properties in Fir Vale and Wadsley Bridge.
Do I need to be concerned about estate agents that I am dealing with are recommending an internet conveyancing firm rather than a local Fir Vale and Wadsley Bridge conveyancing firm?
As with many service providers, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks might all put forward lawyers to select. On occasion the conveyancers might be known to one of the organisations as experts in their field, but occasionally there behind the scenes commercial relationship behind the endorsement. You are free to appoint your own conveyancer. You need to be aware that many mortgage providers operate an approved list of solicitors you have to use for the lender related work in your conveyancing.
Should I choose a Fir Vale and Wadsley Bridge conveyancing practitioner in close proximity to the house I am hoping to buy? We have a good friend who can execute the legal formalities however her office is approximately 350miles drive away.
The primary upside of using a local Fir Vale and Wadsley Bridge conveyancing practice is that you can pop in to sign paperwork, deliver your ID and pester them if necessary. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If you know people who instructed your friend and on the whole were content that must surpass using an unknown Fir Vale and Wadsley Bridge conveyancing lawyer just because they are local.