I am assisting my aunt sell her property in St George. Does the solicitor order an EPC or do I organise this?
Following the abolition of Home Packs, energy assessments was retained a mandatory element of moving house. An EPC must be to hand before the property is advertised. It is not something that lawyers normally arrange. Where you are instructing a St George conveyancing lawyer they might be able to arrange EPC’s given their relationships with reputable local accredited person
Is it correct that all St George CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved firms?
It is true that some banks and building societies now use CQS as the starting 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 firms wishing to remain on their approved list of firms.
We have agreed to purchase a house in St George. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Nationwide be concerned?
As you are obtaining a mortgage with Nationwide your lawyer must comply with the conveyancing instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and solicitors are required to report to Nationwide where a lease fails to meet these requirements. The provisions relate to the installation of panels on properties nationwide and is not limited to St George.
It has been four months following my purchase conveyancing in St George took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I was advised by a couple of local selling agents in St George to select a solicitor on your site. What’s the financial incentive for Estate Agents to recommend your site ahead of alternative conveyancing organisations?
We don’t make any financial incentive for directing people in our direction. We thought it would be too underhand to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.
We're novice buyers - had an offer accepted, but the agent told us that the seller will only proceed if we use their recommended conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a high street conveyancer who is accustomed to conveyancing in St George
It is unlikely the vendors are behind this. If they require ‘a quick sale', alienating a serious buyer is going to damage their objectives. Avoid the agents and go straight to the owners and explain that (a)you are motivated purchasers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you are going to use your own,trusted St George conveyancing solicitors - as opposed tothose that will earn their estate agent a introducer fee or achieve conveyancing figures demanded by senior management.
When it comes to leasehold conveyancing in St George what are the most common lease problems?
Leasehold conveyancing in St George is not unique. Most leases are drafted differently and drafting errors can result in certain sections are erroneous. For example, if your lease is missing any of the following, it could be defective:
Service charge per centages that don't add up correctly leaving a shortfall
A defective lease can cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Birmingham Midshires, Bank of Scotland, and Godiva Mortgages Ltd all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is defective they may refuse to grant the mortgage, obliging the buyer to withdraw.
Leasehold Conveyancing in St George - A selection of Questions you should consider before Purchasing
You should be aware that where the lease has fewer than 80 years it will affect the value of the flat. Check with your bank that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will probably have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you would be be obliged to have been the owner of the residence for a couple of years in order to be entitled to exercise a lease extension. Best to be warned if fixing the lift or some other major work is pending that will be shared amongst the leaseholders and will materially impact the level of the service charges or necessitate a specific invoice. Generally speaking the cost for major works tend not to be included within service charges, albeit that some managing agents in St George ask leasehold owners to contribute towards a sinking fund and this is used to offset against larger repairs or maintenance.