Me and my partner are acquiring our first home. Our solicitor has texted usto enquire if we want to purchase additional conveyancing searches. We are really unsure what's necessary for conveyancing in Polesworth

The type of Polesworth conveyancing searches should be triggered based primarily on the premises, the location, the probability of any of these risks, your knowledge of the locality and risks, your overall appetite to risk. What is important is that you adequately comprehend what information each search could provide. You may then make a decision if you consider that you need that information. Where you are unclear, ask your lawyer to guide you.

I am helping my mother sell her property in Polesworth. Will the solicitor commission the EPC or it is for the owner to see to?

After the abolition of Home Packs, energy assessments was left as a required part of selling a house. An energy assessment should be to hand in advance of the property being put on the market. It is not something that solicitors normally arrange. Where you are using a Polesworth conveyancing solicitor they might be willing to arrange EPC’s due to their relationships with reputable Polesworth accredited person

My solicitor has informed me that lack of right of way insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Polesworth?

The right level of lack of right of way indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such policies.

I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Polesworth solicitor who is on the Leeds Building Society conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Leeds Building Society are requiring a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?

It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.

The deeds to our home can not be found. The lawyers who handled the conveyancing in Polesworth 4 years ago are no longer around. Will I be able to sell the house?

Assuming you have a registered title the information relating to your proprietorship will be recorded by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and order current copies of the property title for a small fee. Where the property is Leasehold then the Land Registry will usually hold a file duplicate of the Registered Lease and again, a copy can be ordered for a small fee.

I need to find a conveyancing solicitor for some conveyancing in Polesworth. I happened to discover a site which appears to be the ideal offering If there is a chance to get all this stuff done via email that would be preferable. Do I need to be wary? What should out be looking out for?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I am in the process of buying my 1st home in Polesworth. Conveyancing solicitor already selected. The financial consultant suggested that a survey is not appropriate as the house is only 17 years old.

As the bare minimum you need a Home Buyer's Report. As the residence is more than ten years old the property will be without a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may suffice. They will highlight any apparent issues and recommend further investigation where appropriate. If there are any signs of problems seek a full structural survey.