I am helping my aunt sell her house in Bampton. Will the solicitor commission the energy assessment or it is for me to coordinate?
Following the demise of Home Information Packs, energy performance certificates was left as a mandatory component of moving property. An energy performance certificate needs to be to hand in advance of the property being marketed. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are instructing a Bampton conveyancing practitioner they may be able to arrange energy performance certificates given their relationships with long established Bampton assessors
Is there a list of Clydesdale panel conveyancers in Bampton on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. Very few mortgage companies make their panel listings open the public on the web. Where you are in need of a Bampton solicitor on the Clydesdale please make the most of our tool.
My sealed bid on a semi in Bampton has been agreed to, but there is a chain. The vendors have offered on a property, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a bricks and mortar conveyancing solicitor in Bampton. What should be my next step? At what stage should I apply for the mortgage with Bank of Ireland?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx £1k, then valuation, Bampton conveyancing search costs, etc). First, you should check that your property lawyer is on the Bank of Ireland conveyancing panel. Concerning the subsequent stages this very much dictated by the circumstances of your case, desire for the property and on the state of the market. In a buoyant market some buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they pay their lawyer to move forward with the conveyancing in Bampton.
I am downsizing from our home in Bampton and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the buyers used a factory type conveyancing practice rather than a conveyancing solicitor in Bampton. We have lived in Bampton for six years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I'm buying my first flat in Bampton with a mortgage from HSBC Bank. The builders refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not disclose to my solicitor about the side-deal as it may put at risk my loan with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder 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've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, chain free conveyancing. Bampton is where the house is located. Is there any guidance you can give?
Flying freeholds in Bampton are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Bampton you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Bampton may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My brother has suggested that I use his lawyers for conveyancing in Bampton. Do I take his guidance?
There are no two ways about it the best way to find a conveyancing lawyer is to have referrals from friends or relatives who have actually used the solicitor that you are contemplating using.