I am considering applying for a Principality mortgage for purchase of a new build (under development) in St Bees with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Principality ?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I am helping my niece sell her house in St Bees. Does the conveyancer arrange the EPC or do I organise this?
After the abolition of HIPs, EPC’s was retained a required component of selling a property. An energy assessment must be commissioned prior to the property being advertised. This is not as aspect of the sale process that solicitors ordinarily arrange. Where you are using a St Bees conveyancing practitioner they might be willing to arrange EPC’s due to their relationships with reputable St Bees providers
Is it the case that all St Bees CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
Some major banks and building societies now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership 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 solicitor practices wishing to join their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in St Bees. I have a mortgage offer with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
I have been told that property searches are the number one cause of obstruction in St Bees conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not figure amongst the most frequent causes of hindrances during the legal transfer of property. Searches are unlikely to feature in any delay in conveyancing in St Bees.
Are there restrictive covenants that are commonly picked up as part of conveyancing in St Bees?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in St Bees. 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…’
Due to complete next month on a basement flat in St Bees. Conveyancing lawyers have said that they will have a report out to me next week. What should I be looking out for?
The report on title for your leasehold conveyancing in St Bees should include some of the following:
The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. What the implications are if you breach a clause of your lease? The length of the lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years What options are open to you if another leaseholder in the building is in violation of a provision in their lease?
Leasehold Conveyancing in St Bees - Sample of Questions you should ask before buying
Please inform me if there are any major works anticipated that could increase the service fees? Does the lease have onerous restrictions?