Please help. My Hope solicitor is informing me me that she is duty bound toapply for Hope conveyancing searches due to the fact thatthe firm are on the HSBCconveyancing panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Hope conveyancing searches.
I am assisting my step-mother sell her property in Hope. Will the conveyancing solicitor order an EPC or it is for the owner to coordinate?
After the demise of Home Packs, EPC’s remained a compulsory part of moving property. An EPC must be to hand in advance of the property being advertised. It is not something that lawyers normally organise. Where you are using a Hope conveyancing solicitor they may be able to arrange energy performance certificates due to their relationships with reputable Hope energy assessors
We expect to receive a AIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Hope solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Hope solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I have decided to exercise my right to buy my property in Hope off the council. I have a mortgage offer with Nottingham. 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 Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home are lost. The solicitors who did the conveyancing in Hope 5 years ago are no longer around. What are my next steps?
You no longer need to hold title original deeds to evidence that you are the registered proprietor of land or property, given that the Land Registry have everything they need in a digital format.
How does conveyancing in Hope differ for new build properties?
Most buyers of new build or newly converted property in Hope come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Hope typically acquire 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 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 used to new build conveyancing in Hope or who has acted in the same development.
I decided to have a survey carried out on a property in Hope ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks will refuse to grant a mortgage on this type of home.
It varies from the lender to lender. Santander has different requirements for example to Nationwide. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Hope. Conveyancing will be smoother if you use a solicitor in Hope especially if they are familiar with such properties in Hope.