We note that you have a post code search directory identifying solicitors on the Coventry BS conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Hawkshead?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Hawkshead.
I am being told by my lawyer that lack of planning permission insurance is needed on my purchase. What is the level of cover for Hawkshead conveyancing?
The appropriate level of lack of planning permission indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Virgin Money. Conveyancing practitioners as opposed to members of the public take out such policies.
I am purchasing a property in Hawkshead. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
Given that you are obtaining a mortgage with Nationwide your lawyer must check the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The CML Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to Nationwide where a lease does not satisfy these provisions. The requirements relate to the installation of panels on properties nationwide and is not restricted to Hawkshead.
I am currently in the process of buying my council flat in Hawkshead. I have a mortgage offer with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
Should our lawyer be raising questions concerning flooding as part of the conveyancing in Hawkshead.
The risk of flooding is if increasing concern for lawyers dealing with homes in Hawkshead. Plenty of people will buy a house in Hawkshead, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a numerous checks that can be carried out by the purchaser or on a buyer’s behalf which should give them a better appreciation of the risks in Hawkshead. The standard property information forms supplied to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) includes a standard inquiry of the vendor to determine whether the premises has suffered from flooding. In the event that flooding has previously occurred which is not revealed by the seller, then a purchaser could issue a legal claim for losses as a result of such an incorrect response. The purchaser’s conveyancers will also commission an environmental report. This will indicate if there is a recorded flood risk. If so, additional investigations should be conducted.
I have been on the look out for a leasehold apartment up to £195,000 and identified one near me in Hawkshead I like with open areas and transport links in the vicinity, however it's only got 49 years unexpired on the lease. I can't really find anything else in Hawkshead suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least 2 years you can ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Am in the process of buying my first home in Hawkshead. Conveyancing practitioner already appointed. The broker pointed out that a survey is not necessary as the property was only built in 1997.
At the very least you should have a Home Buyer's Report. As the premises is more than ten years old the property will not benefit from a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could suffice. The report should highlight any obvious issues and recommend additional investigation where appropriate. If there are any indications of material issues obtain a full Building Survey from the beginning.