I am assisting my mother sell her house in Norfolk Broads. Will the solicitor commission the energy performance certificate or should I organise this?
Following the abolition of HIPs, energy performance certificates was kept a compulsory element of selling a house. An EPC should be commissioned prior to the property being marketed. It is not something that conveyancers normally arrange. If you are using a Norfolk Broads conveyancing practitioner they may help arrange energy assessments given their relationships with long established local energy assessors
I am expecting a OIP from Nottingham 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 Nottingham recommend any Norfolk Broads solicitors on the Nottingham conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Norfolk Broads solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
After weeks of negotiation I have agreed a price on an apartment in Norfolk Broads. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £225. A couple of days later, the solicitor contacted me embarrassingly acknowledging that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
How does conveyancing in Norfolk Broads differ for newly converted properties?
Most buyers of new build property in Norfolk Broads come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because house builders in Norfolk Broads tend to 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 Norfolk Broads or who has acted in the same development.
Due to the encouragement of my in-laws I had a survey completed on a house in Norfolk Broads before appointing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some lenders may not issue a mortgage on such a home.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Norfolk Broads. Conveyancing will be smoother if you use a solicitor in Norfolk Broads especially if they are familiar with such properties in Norfolk Broads.
I wish to rent out my leasehold flat in Norfolk Broads. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Norfolk Broads do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
Norfolk Broads Leasehold Conveyancing - Examples of Queries before Purchasing
The prefered form of lease arrangement is where the freehold reversion is owned by the leaseholders. In this arrangement the leaseholders have control and notwithstanding that a managing agent is often retained if it is bigger than a house conversion, the managing agent is directed by the tenants. Who are the managing agents? It would be prudent to discover as much as you can regarding the company managing the block as they will either make your life much simpler or uncomfortable. As the owner of a leasehold property you are often in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the upkeep of the communal areas. Don't be afraid to ask other people what they think of their service. On a final note, investigate as to the dates that you are obliged pay the service charge to the relevant party and specifically how they are spending that money.
I have noted on various online forums that before selecting a conveyancing lawyer they must be approved by your bank. It happens to be my first home move but I have an offer in principle with HSBC and I already have a local conveyancing lawyer in Norfolk Broads at the ready. Does Santander need an approved conveyancer to be instructed? Does a list of approved solicitors even exist so I can pick a conveyancing lawyer in Norfolk Broads?
You need to choose a solicitor that is on the Santander panel. The simplest thing to do is telephone your preferred Norfolk Broads conveyancing lawyer to check if they are on the Santander panel. If they are not approved you have a couple of choices open to you here:
- Complete the purchase with your chosen Norfolk Broads conveyancer but Santander will need to retain a solicitor on their approved panel. The net impact is additional cost together with probable delay.
- Get a new solicitor to conduct the conveyancing, ensuring that they are on the Santander conveyancing panel.
- Convince your solicitor to do everything within their powers to get listed on the Santander panel of solicitors.