I am helping my step-mother sell her property in Barnes. Will the conveyancer commission an EPC or should I organise this?
After the abolition of HIPs, energy performance certificates became a compulsory element of selling a property. An energy assessment needs to be commissioned before the property is placed on the market. It is not a task that conveyancers ordinarily arrange. Where you are instructing a Barnes conveyancing lawyer they might help arrange energy performance certificates due to their relationships with reputable Barnes energy assessors
Is it the case that all Barnes CQS (Conveyancing Quality Scheme) solicitors are on the Barclays conveyancing panel?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.
I am buying a property in Barnes. A rare aspect is that the roof has a solar panel. Leeds Building Society have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must check the conveyancing requirements contained in Section 2 of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Leeds Building Society where a lease fails to comply with these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Barnes.
I need some expedited conveyancing in Barnes as I have an ultimatum to exchange contracts inside 3 weeks. A mortgage is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are are a mortgage free buyer you are at liberty not to have searches conducted although no conveyancer would recommend that you don't. With plenty of history conveyancing in Barnes the following are examples of issues that can arise and adversely impact future mortgageability: Enforcement Actions, Overdue Fees, Outstanding Grants, Unadopted Roads,...
The deeds to my house can not be found. The conveyancers who did the conveyancing in Barnes 4 years ago are no longer around. Will I be able to sell the house?
As long as the title is registered the details of your ownership will be recorded by HMLR under a Title Number. It is easy to perform a search at the Land Registry, locate your property and get up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will in most cases retain a file duplicate of the Registered Lease and again, a copy can be retrieved for twenty pounds.
I have been on the look out for a ground for flat up to £235,500 and found one near me in Barnes I like with amenity areas and transport links in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Barnes suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
Should you need a home loan that many years may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I have been sourcing a conveyancing solicitor in Barnes for my sale. Is there any facility to review a solicitor's record with the legal regulator?
You can see presented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a solicitors record, ring 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For callers outside the UK, use +44 (0)121 329 6800. The SRA sometimes recorded call for training requirements.