We are purchasing a 3 bedroom semi in St Nicholas. Our aim is to an extension at the rear at the property.Will the conveyancing process include checks to ascertain if these alterations were previously refused?
Your property lawyer will check the deeds as conveyancing in St Nicholas can sometimes identify restrictions in the title deeds which restrict categories of changes or necessitated the consent of another owner. Certain works need local authority planning consent and approval under the building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor ahead of any purchase.
I have been told by my solicitor that missing deeds insurance is needed on my purchase. What is the level of cover for St Nicholas conveyancing?
The appropriate level of missing deeds indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such insurances.
Is it the case that all St Nicholas solicitor practices on the Santander conveyancing panel are regulated by the SRA?
As solicitors, in order to be on the Santander conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel and in such a situation the organisation would be governed by the Council of Licensed Conveyancers.
My partner and I are selling our property in St Nicholas and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street St Nicholas conveyancer would know this is not the case. For the life of me I don't know why the purchasers instructed an internet conveyancing firm rather than a conveyancing solicitor in St Nicholas. We have lived in St Nicholas for 4 years we know of no issue. Do we contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
How does conveyancing in St Nicholas differ for new build properties?
Most buyers of new build residence in St Nicholas come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is finished. This is because new home sellers in St Nicholas usually acquire the real estate, 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 property lawyers 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 St Nicholas or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a property in St Nicholas prior to instructing solicitors. I have been informed that there is a flying freehold aspect to the house. The surveyor advised that some lenders will refuse to issue a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements for example to Birmingham Midshires. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in St Nicholas. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been recommended a conveyancing solicitor in St Nicholas. I need to find out if they are listed on the lender's conveyancing panel. Could you help?
One option is to phone your solicitor and ask them if they are on the lender's approved list. If that does not help call us and we can investigate and revert. If they are not on the bank panel we we can help find a specialist conveyancing solicitor in St Nicholas on the approved list for your lender.