We are purchasing our first property. The solicitor has contact usto enquire if we wish to purchase supplemental conveyancing searches. We are really unsure what's necessary for conveyancing in Keyworth
The type of Keyworth conveyancing searches depends entirely on the premises, the location, the probability of any of these risks, your knowledge of the region and risks, your general appetite to risk. What is important is that you properly understand what information the searches could provide. Then you can decide if you personally think you need that search. Should you be in doubt, ask your conveyancer to explain.
We are getting a further advance on our home loan from UBS as we wish to conduct renovations to our home in Keyworth. Do we need to select a bricks and mortar Keyworth solicitor on the UBS conveyancing panel to deal with the legals?
UBS don't usually instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Keyworth conveyancing practitioner on the Kent Reliance panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in April 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being pedantic. The Keyworth solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
Will my solicitor be asking questions concerning flooding during the conveyancing in Keyworth.
Flooding is a growing risk for lawyers dealing with homes in Keyworth. Plenty of people will acquire a house in Keyworth, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, but there are a number of checks that can be undertaken by the buyer or by their solicitors which can give them a better understanding of the risks in Keyworth. The conventional set of information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the seller to determine whether the premises has suffered from flooding. In the event that the property has been flooded in past and is not disclosed by the owner, then a purchaser could commence a compensation claim stemming from an misleading response. The buyer’s lawyers may also carry out an enviro report. This should indicate if there is a recorded flood risk. If so, further inquiries will need to be conducted.
How does conveyancing in Keyworth differ for new build properties?
Most buyers of new build residence in Keyworth approach us having been asked by the developer to sign contracts and commit to the purchase even before the premises is finished. This is because new home sellers in Keyworth usually buy the real estate, 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 Keyworth or who has acted in the same development.
My uncle has urged me to appoint his conveyancers in Keyworth. Should I find my own conveyancer?
Much as we are happy to recommend a Keyworth conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have guidance from friends or relatives who have used the solicitor that you are considering.