I am assisting my sister sell her flat in Headley. Will the conveyancer arrange an energy performance certificate or do I organise this?

Following the abolition of HIPs, energy assessments was maintained a compulsory part of selling a property. An energy assessment must be commissioned prior to the property being placed on the market. It is not something that solicitors normally organise. If you are using a Headley conveyancing lawyer they may help arrange EPC’s due to their relationships with reputable local accredited person

I have today made my last payment due on my mortgage with Aldermore. I assume I don't need a Headley property lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Please confirm.

If you have finished paying off your Aldermore 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 Aldermore mortgage from the register. Aldermore, 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:

1. but are not moving to another property
2. where Aldermore has sent the Land Registry the discharge electronically, and
3. Aldermore has instructed the Land Registry to do so

I have finally had an offer on a maisonette in Headley agreed to, the vendors do nevertheless have a tied purchase. The sellers have offered on a property, however it’s not yet agreed to, and have viewings of other apartments booked. I have instructed a local conveyancing solicitor in Headley. What do I do now? When do I get the mortgage application with Bank of Ireland started?

It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Headley conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Bank of Ireland conveyancing panel. Concerning the subsequent stages this very much depends on the uniqueness of your case, desire for this property and on the state of the market. In a rising market many buyers would apply for the mortgage with Bank of Ireland and pay for the valuation and only if it comes back ok would they request their conveyancing practitioner to proceed with the conveyancing in Headley.

How does conveyancing in Headley differ for new build properties?

Most buyers of new build residence in Headley contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is ready to move into. This is because new home sellers in Headley typically buy the site, 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 accustomed to new build conveyancing in Headley or who has acted in the same development.

Due to the input of my in-laws I had a survey completed on a property in Headley before retaining solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies may refuse to issue a loan on a flying freehold house.

It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Headley. Conveyancing may be slightly more expensive based on your lender's requirements.

In my capacity as executor for the estate of my father I am selling a house in Swansea but I am based in Headley. My solicitor (based 200 miles from merequires that I sign a statutory declaration before completion. Could you suggest a conveyancing practitioner in Headley who can witness and place their company stamp on the document?

strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Headley based

How and when do I pay the Stamp Duty Land Tax due for my Headley flat purchase?

The solicitor will complete a Land Transaction Return Form for you as part of your Headley purchase transaction for you to sign. After completion your conveyancer will submit the STL Return Form to the Tax Authorities and - as long as they have the money - discharge any tax bill liability for you.