I am helping my step-mother sell her house in Hawarden. Does the conveyancer order an energy assessment or do I organise this?
Following the demise of Home Information Packs, EPC’s was retained a required part of moving property. An energy performance certificate must be commissioned before the property is advertised. It is not a task that law firms normally organise. If you are using a Hawarden conveyancing practitioner they might be willing to arrange energy performance certificates given their contacts with long established local assessors
My wife and I buying a 3 bedroom semi in Hawarden. Our aim is to an extension at the rear at the property.Will the conveyancing process involve checks to see if these works were previously refused?
Your conveyancer should check the registered title as conveyancing in Hawarden can occasionally identify restrictions in the title documents which prohibit categories of changes or necessitated the permission of another owner. Some additions call for local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
The mortgage over my property is with Coventry BS for my property in Hawarden. Conveyancing was finalised some time ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Coventry BS?
Coventry BS must be informed of your intention in advance of renting your property as this is likely to be a breach of Coventry BS’s mortgage conditions. It may be that Coventry BS will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Coventry BS directly. It should not be necessary to do this via a Coventry BS conveyancing panel solicitor.
It has been 4 months since my purchase conveyancing in Hawarden completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am purchasing a new build house in Hawarden benefiting from help to buy. The builders refused to move on the price so I negotiated 6k of additionals instead. The estate agent advised me not reveal to my solicitor about the extras as it may put at risk my mortgage with Godiva Mortgages Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I have been on the look out for a leasehold apartment up to £195,000 and found one close by in Hawarden I like with a park and railway links in the vicinity, however it only has 52 years unexpired on the lease. I can't really find anything else in Hawarden suitable, so just wondered if I would be making a grave error acquiring a short lease?
Should you need a home loan the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
My husband and I are 3 weeks into a freehold purchase having been directed to a firm by the selling agent to carry out the conveyancing in Hawarden. I am am extremely frustrated with the quality of service. Can you help me find new conveyancers?
A lawyer would need to be very bad to suggest diss instructing them. Has the loan offer been generated? In the event that it has you must advise them of the new contact details and get the mortgage documents are issued to the new lawyers. Your conveyancer needs to be on the mortgage company approved list to avoid escalating costs and delays. So that should be your starting point. The search tool will help you find a bank approved conveyancer for your conveyancing in Hawarden
My son is embarking on her first house purchase, the home loan was agreed last week in principle. One the seller agreed the offer on the flat we called the mortgage institution to issue the formal offer. We were disappointed to hear that mortgage lenders do not accept all solicitor, they need to be on their approved list, is this legal?
Mortgage Companies tend to restrict either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Hawarden property lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.