Me and my partner are soon to complete on the purchase of a house in Nuneaton but as a consequence of damage from some water damage at the property I have was able negotiate reparation from the vendor of £2k taking the form of a adjustment in the price. I had intended this to be addressed as part of the conveyancing process yet TSB are not allowing this. Should they have been notified?
Your conveyancer that is on a TSB conveyancing panel is obliged to inform TSB of any variations to the sale price. If you were to refuse your conveyancer to notify the reduction to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new solicitor for your conveyancing in Nuneaton.
is it true that all Nuneaton solicitors on the Clydesdale conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Clydesdale approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Some banks do permit licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
My wife and I are at the point of looking at flats in Nuneaton and I am about to put in an offer. Is it wise to have a lawyer on ‘stand by’? I will be getting a mortgage with Barclays.
You should start obtaining conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are seeking a mortgage with Barclays, make sure you remember to check that your lawyer is on the Barclays conveyancing panel.
I've digested plenty 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 Nuneaton solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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 Nuneaton 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.
We are close to exchanging contracts on the sale of our home in Nuneaton and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Nuneaton. Having lived in Nuneaton for 5 years we know of no issue. Do we contact our local Authority to obtain confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
How does conveyancing in Nuneaton differ for newly converted properties?
Most buyers of new build premises in Nuneaton contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because developers in Nuneaton 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 conveyancers 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 Nuneaton or who has acted in the same development.
When it comes to leasehold conveyancing in Nuneaton what are the most common lease defects?
There is nothing unique about leasehold conveyancing in Nuneaton. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
A provision to repair to or maintain elements of the building
You may have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Norwich and Peterborough Building Society, and Britannia all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.
Leasehold Conveyancing in Nuneaton - A selection of Questions you should ask before buying
For many Nuneaton leaseholds the cost for major works tend not to be included within service charges, albeit that there some managing agents in Nuneaton require tenants to contribute towards a reserve fund created for the specific intention of establishing a fund for major works. The best form of lease structure is a share of the freehold. In this scenario the tenants have control and even though a managing agent is usually retained if the building is bigger than a house conversion, the managing agent retained by the leaseholders. Best to be warned if redecorating or some other major work is coming up that will be shared amongst the leaseholders and could well materially increase the the maintenance fees or necessitate a specific invoice.