We are purchasing a detached bungalow in Northfield. The intention is to convert the garage to a playroom at the house.Will legal investigations on the property include checks to determine if these works were previously refused?
Your property lawyer should review the deeds as conveyancing in Northfield can occasionally identify restrictions in the title deeds which prohibit categories of alterations or require the consent of another owner. Many additions need local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Northfield lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
RBS have agreed my home loan in principle, my bid on a flat in Northfield has been accepted, what happens next?
Your property agent will wish to be informed of your solicitor's details (ensure that the conveyancers are on the lender’s panel). Contact RBS or your broker and finish off any relevant forms. RBS will sellect a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. RBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Northfield.
We are purchasing a house and the conveyancer has raised the issue of Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly appropriate for conveyancing in Northfield
Unless a prior acquisition of the house took place after 12 October 2013 you can assume that lawyers carrying out conveyancing in Northfield to remain encouraging a chancel search and or chancel repair liability insurance.
How does conveyancing in Northfield differ for new build properties?
Most buyers of new build premises in Northfield come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because new home sellers in Northfield usually purchase the site, 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 Northfield or who has acted in the same development.
Should I be suspicious by third parties that I am dealing with are recommending an internet conveyancing firm as opposed to a local Northfield conveyancing firm?
As with lots of service providers, often suggestions from connections can be worth their weight in gold. Nevertheless there are numerous parties with a vested interest in a conveyancing transaction; estate agents, mortgage brokers and mortgage companies may put forward conveyancers to use. On occasion the solicitors might be known to one of the organisations as being good in their field, but sometimes there exists a commercial relationship behind the endorsement. You are free to choose your own conveyancer. You need to be aware that most lenders operate an approved list of lawyers you must use for the mortgage related work in your transaction.
Why is New Build conveyancing in Northfield more costly?
Conveyancing in Northfield for recently converted or new build premises often involve adoption of highways & drains, building regulations approval, planning permission, new build warranties such NHBC as well as additional queries and contractual concerns.