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Recently asked questions about conveyancing in Capel St Mary

A friend advised me that in purchasing a property in Capel St Mary there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?

We are aware of a number of properties in Capel St Mary which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Capel St Mary should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.

Can you help - my lawyer advises that lack of building regulations insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Capel St Mary?

The right level of lack of building regulations indemnity insurance should be dictated by who your lender. It would differ for example between HSBC Bank and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such insurances.

We expect to receive a OIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Lloyds recommend any Capel St Mary solicitors on the Lloyds conveyancing panel, or is it better to go independently?

You will need to appoint Capel St Mary solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.

Have purchased a a detached house in Capel St Mary , how long should it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My Capel St Mary conveyancing solicitor has been very slow, so I want to check the registration is concluded.

There is nothing unique when it comes to conveyancing in Capel St Mary registration formalities. As opposed to being determined by geographic area, timeframes can differ subject to the party submitting the application, whether it is in order and if the Land registry communicate with any third parties. At present in the region of 80% of such applications are fully dealt with within two weeks but occasionally there can be protracted hold-ups. Registration is effected once the buyer is living at the premises thus an expedited registration is not usually top priority yet if there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.

How does conveyancing in Capel St Mary differ for newly converted properties?

Most buyers of new build property in Capel St Mary come to us having been asked by the builder to exchange contracts and commit to the purchase even before the property is built. This is because developers in Capel St Mary 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 property lawyers 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 Capel St Mary or who has acted in the same development.

I decided to have a survey done on a property in Capel St Mary ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor has said that some lenders will refuse to grant a loan on a flying freehold home.

It depends who your proposed lender is. Santander has different instructions from Halifax. Should you wish to telephone us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Capel St Mary. Conveyancing may be slightly more expensive based on your lender's requirements.

Given that I will soon part with £400,000 on a two bedroom apartment in Capel St Mary I wish to talk to a solicitor regarding theconveyancing in advance of instructing the firm. Is this something that you can arrange?

Absolutely - we would be delighted to talk to you we do not take any clients on without you first talking to the lawyer due to be conducting your property ownership legalities in Capel St Mary.There is no ‘factory style conveyancing’ - every client is an important individual, not a case reference. The solicitors that we put you in touch with believe that the figure you are provided with for your conveyancing in Capel St Mary should be the figure that you are charged.

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Find out more about how flying freehold can affect your the value of a property.