I am helping my sister sell her property in Salcombe. Will the conveyancer arrange an EPC or it is for the owner to coordinate?
Following the demise of Home Information Packs, energy performance certificates was left as a compulsory component of selling a property. An energy assessment needs to be to hand prior to the property being marketed. This is not a task that law firms ordinarily organise. Where you are using a Salcombe conveyancing practitioner they may be able to arrange energy performance certificates given their contacts with long established Salcombe providers
Are all Salcombe Conveyancing Quality Solicitors on the Bank of Ireland conveyancing panel?
It is true that some banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Salcombe solicitor - who is on the Nationwide conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Salcombe 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.
My friend advised me that where I am buying in Salcombe I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Salcombe conveyancing searches. It is not a small document of more than thirty pages, listing and detailing significant information about Salcombe around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Salcombe Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful data regarding Salcombe.
How does conveyancing in Salcombe differ for newly converted properties?
Most buyers of new build property in Salcombe come to us having been asked by the builder to sign contracts and commit to the purchase even before the property is completed. This is because builders in Salcombe typically acquire the site, 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 conveyancing solicitors 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 Salcombe or who has acted in the same development.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Salcombe I like with amenity areas and railway links in the vicinity, the downside is that it only has 49 years on the lease. There is not much else in Salcombe suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the shortness of the lease may be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
My husband and I are 14 days into a freehold purchase having been recommend to a firm by the estate agent to do our conveyancing in Salcombe. I am am very disappointed with the level of service. Could you help me find new lawyers?
They would need to be very poor in order to consider changing them. Has your mortgage been sent? In the event that it has you need to advise them of the replacement conveyancer and get the offer are re-sent. Your new solicitor ideally needs to be on the lenders panel to avoid added costs and frustration. That should be your starting point. Our search tool will assist you in finding a lender approved lawyer for your home move in Salcombe