I plan on purchasing a flat in Ripponden. My Conveyancer has never been on on the bank approved panel. Can I still appoint my Ripponden conveyancing solicitor notwithstanding that they are not on the bank panel?
One must appoint a conveyancing practitioner to complete the formalities if you require a loan to purchase your home. The conveyancer will conduct all the necessary due diligence on the property, make sure that you will be registered as proprietor and ensure that all the necessary mortgage documentation is dealt with. You can instruct a Ripponden property lawyer of your choosing. Nevertheless, where the solicitor appointed is not a member of the bank conveyancing panel supplemental costs will be levied as separate legal representation will be need by the bank. Bank panel applications may be submitted, so provided your solicitor has not historically applied for membership they should take the chance to apply.
This question may be naive but I am unseasoned as FTB of a ground floor flat in Ripponden. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Ripponden?
On the day of completion you do not need to attend the conveyancers office in Ripponden. Conveyancing lawyers for you will arrange to send the purchase money to the seller's lawyers, and shortly after the monies have arrived, you will be called to receive the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
My conveyancer has informed me that lack of planning permission insurance is needed on my purchase. What is the level of cover for Ripponden conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who your lender. It would differ for example between Santander and Coventry Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I'm the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Ripponden. Conveyancing formalities meant that the Land Registry date was in October. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be regarded the same way as though I had purchased the property in October. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be affected by that. How practical a view lenders take of it, depend on the lender as this clause is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of properties.
I have been told that property searches are the primary reason for delay in Ripponden house deals. Is this right?
The Council of Property Search Organisations (CoPSO) released determinations of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Searches are not likely to feature in any holding up conveyancing in Ripponden.
Are there restrictive covenants that are commonly picked up during conveyancing in Ripponden?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Ripponden. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey done on a property in Ripponden prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor advised that some mortgage companies will refuse to issue a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. If you e-mail us we can look into this further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Ripponden. Conveyancing will be smoother if you use a solicitor in Ripponden especially if they are familiar with such properties in Ripponden.