We are purchasing a 4 bedroom semi-detached house in East Bergholt. The intention is to convert the garage to an office at the property.Will the conveyancing process include enquiries to see if these works were previously refused?
Your property lawyer will review the deeds as conveyancing in East Bergholt can on occasion reveal restrictions in the title documents which prevent certain alterations or require the consent of another owner. Certain works need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Completion of my remortgage has taken place for my property in East Bergholt. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my flat. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Coventry BS are being pedantic. The East Bergholt solicitor who is on the Coventry BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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.
Should commercial conveyancing searches disclose impending roadworks that could impact a commercial premises in East Bergholt?
Many commercial conveyancing solicitors in East Bergholt will conduct a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in sourcing accurate data on highways that impact buildings and development assets in East Bergholt. The search result provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in East Bergholt.
For every commercial conveyancing transaction in East Bergholt it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can result in delays to East Bergholt commercial conveyancing transactions as well as pose a risk to future intentions for the site. These searches are not carried out for residential conveyancing in East Bergholt.
Just acquired a semi-detached house in East Bergholt , how long will it take for the Land Registry to deal with the formalities evidencing the transfer to my name? My East Bergholt conveyancing solicitor works at snail pace, so I want to be certain the post completion formalities are addressed.
As far as conveyancing in East Bergholt registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can differ according to who lodges the application, whether there are errors and whether the Land registry communicate with any 3rd parties. As of today in the region of three quarters of such applications are fully addressed within 12 days but occasionally there can be protracted delays. Registration is effected after the buyer is living at the premises so 'speed' is not typically primary concern but if it is urgent that the the registration takes place urgently then you or your conveyancer should contact the land registry and explain the circumstances.
How does conveyancing in East Bergholt differ for newly converted properties?
Most buyers of new build premises in East Bergholt contact us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in East Bergholt typically purchase 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 East Bergholt or who has acted in the same development.
I've recently found out that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. East Bergholt is the location of the property. Can you offer any opinion?
Flying freeholds in East Bergholt are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in East Bergholt you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in East Bergholt 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 property.