Am I correct in assuming that the fact that my solicitor in Exeter is not on my mortgage company's solicitor panel that there is a problem with the standard of her conveyancing?
That is more than likely an incorrect assumption to make. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator indicated 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) lack of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Exeter conveyancing firm and enquire why they are no longer on the approved list for your lender.
Last June we completed a house move in Exeter. We have since encountered a number of problems with the property which we believe were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been carried out for conveyancing in Exeter?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Exeter. Conveyancing searches and investigations undertaken as part of the buying process are designed to help avoid problems. As part of the process, the vendor answers a form called a Seller’s Property Information Form. If the information proves to be inaccurate, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Exeter.
I am assisting my sister sell her property in Exeter. Does the conveyancing solicitor commission an energy assessment or it is for the seller to coordinate?
After the abolition of Home Information Packs, energy assessments was kept a compulsory element of selling a house. An energy performance certificate needs to be commissioned in advance of the property being marketed. This is not as aspect of the sale process that solicitors normally organise. If you are using a Exeter conveyancing practitioner they may be willing to arrange energy assessments given their contacts with reputable Exeter providers
We are aiming to move property in January. Should my conveyancing solicitor liaise with the removal company on the day of completion. Incidentally, can you put forward a removal company in Exeter. Conveyancing solicitor was organised prior to coming across this website.
On the day of completion you will need to pick up the keys from the property agent but this can only occur once the vendors lawyers confirm to the agent that they have the completion monies and the keys can be collected. You can tell the removal company that they can start moving you in. As a matter of policy we do not recommend a specific removal company but can help you choose a residential property solicitor in Exeter or a lawyer with expertise in conveyancing in Exeter.
How can we know in advance if a Exeter conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Exeter getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the solicitor handling your transaction.
Just had an offer accepted on a new build flat in Exeter. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Exeter
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Exeter I like with a park and transport links in the vicinity, the downside is that it only has 52 remaining years left on the lease. There is not much else in Exeter suitable, so just wondered if I would be making a mistake buying a short lease?
Should you require a mortgage that many years will likely be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this.
We are midway through purchasing a residence in Exeter. Conveyancing solicitor has phoned to say the property is "Leasehold". Will this likely adversely affect the marketability of the property?
Exeter conveyancing does not ordinarily involve leasehold houses. The key factor here is the remaining lease term and the ground rent. If there are over a hundred years remaining with a peppercorn rent, it's virtually freehold, so it shouldn't impact the value too much.
At the other extreme, if it's, say, 50 years it will have a adverse effect on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be set out in the lease which should be made available to your conveyancing practitioner.