I am helping my aunt sell her property in Nafferton. Does the solicitor commission an energy assessment or do I organise this?
Following the abolition of HIPs, EPC’s was maintained a compulsory element of moving house. An energy assessment should be commissioned before the property is advertised. It is not a task that conveyancers ordinarily arrange. If you are using a Nafferton conveyancing lawyer they may be willing to arrange EPC’s given their relationships with long established Nafferton energy assessors
is it true that all Nafferton solicitor practices on the UBS conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the UBS approved list of solicitors they would need to be regulated by the SRA. Many mortgage companies do allow licenced conveyancers on their panel in which case such organisation would be regulated by the Council of Licensed Conveyancers.
We have agreed to purchase a house in Nafferton. A rare aspect is that the roof has a solar panel. TSB have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is TSB your lawyer must follow the formal instructions contained in Part 2 of UK Finance Lenders’ Handbook for TSB. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to TSB where a lease does not satisfy these conditions. The provisions relate to the installation of panels on properties countrywide and is not restricted to Nafferton.
Will our conveyancer be raising questions concerning flooding as part of the conveyancing in Nafferton.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Nafferton. Some people will buy a house in Nafferton, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a various checks that may be carried out by the buyer or by their solicitors which can give them a better understanding of the risks in Nafferton. The conventional set of information given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to discover whether the premises has suffered from flooding. If the premises has been flooded in past and is not revealed by the vendor, then a purchaser may issue a compensation claim stemming from an inaccurate response. A buyer’s conveyancers should also commission an environmental search. This will disclose if there is a recorded flood risk. If so, additional investigations should be made.
Due to the encouragement of my in-laws I had a survey completed on a house in Nafferton prior to instructing lawyers. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders will not issue a mortgage on such a house.
It varies from the lender to lender. HSBC has different requirements from Halifax. If you call us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Nafferton. Conveyancing will be smoother if you use a solicitor in Nafferton especially if they regularly deal with such properties in Nafferton.
We're FTB’s - agreed a price, but the agent informed us that the seller will only move forward if we instruct their preferred conveyancers as they need a ‘quick sale’. We would rather use a high street conveyancer accustomed to conveyancing in Nafferton
We suspect that the seller is not behind this requirement. Should the vendor require ‘a quick sale', taking such a hostile approach to a serious buyer is is going to put the whole deal at risk. Speak to the vendors direct and make the point that (a)you are serious purchasers (b)you are ready to go, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to instruct your own,trusted Nafferton conveyancing solicitors - rather thanthe ones that will provide their negotiator at the agency a commission or achieve conveyancing thresholds demanded by head office.
We have an offer in principle from Barclays Direct who indicated we could borrow up to £117k. At what point do we need to instruct a practitioner for conveyancing? Nafferton is where we plan to move to.
It would be wise to appoint a conveyancer now requesting that they create a file on your behalf. This will enable: 1) the estate agent to send out the Sales Memorandum to the relevant parties 2) the seller’s lawyer to submit the draft paperwork. However, do not instruct your conveyancer to order searches until you receive your valuation report from Barclays Direct and you are willing to move forward.