As a first time buyer what is the most important number one tip you can impart about purchase conveyancing in Canford Heath?
You may not hear this from too many lawyers but conveyancing in Canford Heath or throughout Dorset is an adversarial process. In other words, when it comes to conveyancing there is an abundance of opportunity for friction between you and others involved in the ownership transfer. For instance, the vendor, property agent and sometimes your lender. Appointing a law firm for your conveyancing in Canford Heath should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the process whose responsibility is to look after your best interests and to keep you safe.
There is a definite emergence 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 ahead of the other players in the home moving process.
I am told that my conveyancing solicitors will need to check that the building insurance for my purchase of a house in Canford Heath. My lender is Tesco Bank
Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 4/12/2018, the requirements read as follows :
My wife and I buying a end of terrace house in Canford Heath. We would like to convert the garage to an office at the property.Will the conveyancing process involve investigations to determine if these works are permitted?
Your solicitor will check the deeds as conveyancing in Canford Heath can occasionally reveal restrictions in the title deeds which prohibit certain changes or require the consent of another owner. Certain extensions need local authority planning permissions and approval under the building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor before you commit yourself to a purchase.
I can not work out if my bank requires a lease extension. I have called into my local Canford Heath building society branch on numerous occasions and was told it does not affect the mortgage offer and they will lend. My Canford Heath conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Your property lawyer must follow the CML Handbook Part 2 conditions for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Barclays are being a right pain. The Canford Heath solicitor who is on the Barclays conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Barclays are insisting on a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
My wife and I purchased a renovated Edwardian house in Canford Heath. Conveyancing practitioner represented me and Yorkshire Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same property. Is it worth asking Yorkshire Building Society to clarify?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Canford Heath and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Canford Heath differ for newly converted properties?
Most buyers of new build residence in Canford Heath come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is built. This is because builders in Canford Heath tend to acquire the real estate, 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 Canford Heath or who has acted in the same development.