As someone unfamiliar with conveyancing in Babbacombe what’s the number one tip you can impart for the legal transfer of property in Babbacombe
Not many law firms or advisers will tell you this but conveyancing in Babbacombe or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there is lots of room for conflict between you and other parties involved in the transaction. E.g., the vendor, estate agent and on occasion your mortgage company. Choosing a law firm for your conveyancing in Babbacombe is a critical decision as your conveyancer is your adviser, and is the ONE person in the transaction whose responsibility is to look after your best interests and to protect you.
We are witnessing a definite increase of a "blame" culture- someone has to be blamed for the process taking so long. We recommend that you your first instinct should be to trust your conveyancer above the other parties when it comes to the legal transfer of property.
I am assisting my niece sell her flat in Babbacombe. Will the conveyancing solicitor arrange an energy assessment or it is for the owner to see to?
Following the abolition of Home Information Packs, energy performance certificates was left as a mandatory component of moving house. An energy assessment needs to be commissioned in advance of the property being placed on the market. This is not something that solicitors normally arrange. If you are using a Babbacombe conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with reputable local assessors
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 called into my local Babbacombe building society branch on various occasions and was advised it wasn't a problem and they would lend. My Babbacombe conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. I simply don't know who is right.
As long as the lawyer is on the bank panel, they must adhere to the Council of Mortgage Lenders’ Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender 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 bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Having read lots of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Babbacombe solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Babbacombe postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Babbacombe.
I need some fast conveyancing in Babbacombe as I am faced with a deadline to exchange contracts inside one month. Thankfully I do not need a mortgage. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no lawyer would recommend that you don't. Drawing on years of experience of conveyancing in Babbacombe the following are instances of what can appear and therefore impact the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly picked up as part of conveyancing in Babbacombe?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Babbacombe. 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 Babbacombe differ for newly converted properties?
Most buyers of new build residence in Babbacombe approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is ready to move into. This is because developers in Babbacombe typically buy the land, 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 used to new build conveyancing in Babbacombe or who has acted in the same development.