I was advised recently by my IFA that my Port Isaac lawyer is not on the mortgage company Solicitor panel. What can I do to check?
You need to contact your Port Isaac lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they may be able to suggest a Port Isaac conveyancing practice that is on the conveyancing panel for your lender.
It is is a decade since I purchased my property in Port Isaac. Conveyancing solicitors have just been appointed on the sale but I can't find the deeds. Is this a problem?
Don’t worry too much. First the deeds may be with your lender or they may be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors procuring up to date copy of the land registers. Nearly all conveyancing in Port Isaac relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Can I be sure that the Port Isaac conveyancing solicitor on the HSBC panel is any good?
When it comes to conveyancing in Port Isaac getting recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the lawyer carrying out your transaction.
We have agreed to purchase a house in Port Isaac. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that your lender is Leeds Building Society your lawyer must check the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Leeds Building Society where a lease fails to meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Port Isaac.
I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being difficult. The Port Isaac solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
Just had an offer accepted on a new build apartment in Port Isaac. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Port Isaac
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I've recently found out that there is a flying freehold element on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Port Isaac is the location of the property. Can you shed any light on this issue?
Flying freeholds in Port Isaac are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Port Isaac you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Port Isaac may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.