I am buying a house without a mortgage in Liss. I have lived for the previous Seventeen years in Liss. Conveyancing searches are expensive. Given that I know the area and road very well must I have all the conveyancing searches?
In the absence of a home loan, then the vast majority of the Liss conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches done, but she is duty bound to take that path of encouragement . One thing to bear in mind; if you are intend to dispose of the house one day, it will be of importance to your prospective purchaser what the searches determine. There are plenty of instances where premises with functional issues can still throw up negative search results. A good conveyancing solicitor in Liss will provide you some sensible guidance here.
Can you point me to a directory of UBS panel solicitors in Liss on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public over the internet. If you are in need of a Liss conveyancing practitioner on the UBS please make the most of our tool.
I am currently in the process of buying my council flat in Liss. I have a mortgage offer with Kent Reliance. 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 Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Having read lots of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Liss solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Liss surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
five months have gone by since my purchase conveyancing in Liss took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Liss differ for new build properties?
Most buyers of new build or newly converted property in Liss approach us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is constructed. This is because builders in Liss usually purchase 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 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 Liss or who has acted in the same development.
I've found a house that appears to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have since been informed that the title is leasehold as opposed to freehold. I would have thought that there are particular concerns buying a house with a leasehold title in Liss. Conveyancing solicitors have not yet been appointed. Will my lawyers set out the risks of buying a leasehold house in Liss ?
Most houses in Liss are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. It is clear that you are purchasing in Liss so you should seriously consider looking for a Liss conveyancing practitioner and check that they have experience in advising on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the estate where the property is located on an estate. Your solicitor will advise you fully on all the issues.