I have given 2 months notice to my current landlord and must be out of my rented property in Brough by the end of next month. Conveyancing for my house purchase is underway. Can I complete in a couple of weeks as I wish to avoid having to move into short term accommodation?
Generally one should not provide notice for your tenancy until your lawyer suggests that you should. Assuming that you have not already done so, update to your lawyer and ask them to they seek the assistance the other lawyers, try to a target completion date that all parties will work towards
A relative informed me that in purchasing a property in Brough there could be various restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in Brough which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Brough should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
My wife and I purchasing a 4 bedroom semi-detached house in Brough. We would like to carry out a loft conversion at the property.Will legal work on the property involve investigations to see if these works are prohibited?
Your conveyancer will check the deeds as conveyancing in Brough will occasionally identify restrictions in the title deeds which prevent certain works or necessitated the permission of another owner. Certain works need local authority planning consent and approval in compliance with building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
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 Brough building society branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Brough conveyancing solicitor - who is on the bank conveyancing panel- called and was told they would not lend based on their specific requirements. Who do I believe?
Provided that the solicitor is on the bank panel, they must adhere to the Council of Mortgage Lenders’ Handbook provisions for the bank. 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.
What can a local search inform me about the property we're buying in Brough?
Brough conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search company such as Xpress Legal The local search is essential in every Brough conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Are there restrictive covenants that are commonly identified as part of conveyancing in Brough?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Brough. 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…’
My step-son is embarking on her first house purchase, the home loan was agreed last week in principle. After the seller agreed the offer on the flat we contacted the mortgage institution to progress the mortgage application. I was shocked to discover that mortgage lenders do not accept all lawyer, they must be on their panel, is this legal?
Banks normally restrict either the type or the number of conveyancing practices on their panel. Typical examples 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 Brough 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? Probably not.