I am acquiring a property for cash in Hailsham. I have lived for the previous dozen years in Hailsham. Conveyancing searches are exorbitant. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then almost all of the Hailsham conveyancing searches are non-obligatory. Your solicitor will 'advise', perhaps strongly, that you should have searches carried out, but he has a professional duty to take that path of advice. One thing to take into account; if you are intend to dispose of the house at a future date, it may be of interest to your prospective purchaser what the searches contain. There are plenty of instances where houses with functional issues can still reveal unfavourable search results. A good conveyancing solicitor in Hailsham will be able to give you some practical guidance here.
We have agreed to purchase a house in Hailsham. An unusual aspect is that the roof has a solar panel. Nationwide 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 your lender is Nationwide your lawyer must follow the formal requirements contained in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease does not comply with these requirements. The conditions relate to the installation of panels on properties in England and Wales and is not isolated to Hailsham.
I'm spending time looking at apartments in Hailsham and I am about to put in an offer. Is it wise to have a conveyancing practitioner on ‘stand by’? I am planning to take a home loan with Bank of Ireland.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. As you are obtaining a mortgage with Bank of Ireland, make sure you remember to check that your lawyer is on the Bank of Ireland conveyancing panel.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Hailsham lawyer on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
Should my solicitor be raising enquiries about flooding as part of the conveyancing in Hailsham.
Flooding is a growing risk for conveyancers dealing with homes in Hailsham. There are those who buy a house in Hailsham, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which will figure out the risks in Hailsham. The conventional set of completed inquiry forms supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard inquiry of the owner to discover if the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a buyer may issue a legal claim for losses as a result of such an inaccurate reply. A buyer’s conveyancers will also conduct an enviro report. This will reveal whether there is a recorded flood risk. If so, additional inquiries will need to be carried out.
I have been on the look out for a leasehold apartment up to £235,500 and identified one close by in Hailsham I like with amenity areas and railway links nearby, however it only has 51 years unexpired on the lease. I can't really find anything else in Hailsham in this price bracket, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan that many years may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
In scouring the internet for the phrase conveyancing in Hailsham it brings up many conveyancersin the vicinity. With so much choice what is the best way to find the right solicitor for me?
The best method of seeking the right conveyancer is through a personal testimonial, so ask friends and those you trust who have bought a property in Hailsham or the local estate agent or financial adviser. Fees for conveyancing in Hailsham differ, so it's sensible to secure a minimum of three estimates from different law firms. Be sure to seek confirmation that the fees are fixed.