My wife and I buying a victorian detached house in Penshaw. The intention is to convert the garage to a playroom at the property.Will the conveyancing process include checks to determine if these alterations are permitted?
Your property lawyer will review the deeds as conveyancing in Penshaw will sometimes reveal restrictions in the title documents which prohibit certain changes or require the consent of another owner. Many additions call for local authority planning consent and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
I am purchasing a property in Penshaw. An unusual aspect is that the roof has a solar panel. Virgin Money 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 Virgin Money your lawyer must comply with the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook stipulates minimum provisions for solar panel roof-space leases, and lawyers are required to report to Virgin Money where a lease does not comply with these requirements. The requirements relate to the installation of panels on properties countrywide and is not isolated to Penshaw.
RBS have agreed my mortgage in principle, my offer on a house in Penshaw has been agreed to, what are the next steps?
The property agent will want to be advised as to your lawyer's details (make sure the conveyancers are on the bank’s panel). Contact RBS or your broker and finish off any relevant paperwork. RBS will sellect a valuer who will get in touch with the estate agent or seller to book a slot for the valuation to occur. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. 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 Penshaw.
I know that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when acquiring a property in Penshaw? or I am told that there is an ancient law that could mean that owners of property living in a parish church boundary will be compelled to contribute towards maintenance towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Penshaw?
Unless a prior purchase of the house took place post 12 October 2013 you could expect lawyers conducting conveyancing in Penshaw to remain recommending a chancel search and or chancel repair liability policy.
I'm purchasing a new build house in Penshaw with the aid of help to buy. The sellers would not reduce the price so I negotiated 6k of additionals instead. The estate agent advised me not inform my conveyancer about the deal as it would impact my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a house in Penshaw in advance of appointing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor advised that some lenders may not issue a mortgage on this type of home.
It depends who your proposed lender is. HSBC has different instructions from Nationwide. Should you wish to telephone us we can investigate further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Penshaw. Conveyancing may be slightly more expensive based on your lender's requirements.
Myself and my partner have recently had an offer agreed on a flat and had meeting on Wednesday with Nationwide for the mortgage. They advised me that when it comes to selecting a property lawyer that unless they are on their approved panel of solicitors then we will have to pay out an additional fee of £200. This is is due to the fact that they will then have to select a conveyancer to act for them in addition to the one we choose to act for ourselves and we will be on the hook for their costs. I have requested Nationwide to send me with a list so I can request estimates only from their approved solicitors but was told they dont have such a list to hand over. Is there a list online?
You should ask Nationwide what their panel criteria is for a conveyancer.Then ask the conveyancing practitioner of your choice whether they fit that criteria and have they acted on loans for Nationwide historically. If the answer to those is yes, then just clarify this with Nationwide. Alternatively please make use of our search facility and we should be able to find you a lawyer in Penshaw on the approved list for Nationwide.