I am expecting a OIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Wickersley solicitors on the Co-operative conveyancing panel, or is it better to go independently?
You will need to appoint Wickersley solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Bank of Ireland are being a right pain. The Wickersley solicitor who is on the Bank of Ireland conveyancing panel is recommending indemnity insurance as a solution but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After what seems like an age I have had an offer on a maisonette in Wickersley accepted, the sellers do however have an associated purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Wickersley. What should be my next step? At what stage do I apply for the mortgage with Bank of Ireland?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of £1k, then valuation, Wickersley conveyancing search fees, etc). First, you must check that your conveyancer is on the Bank of Ireland conveyancing panel. As to the next steps this very much dictated by the uniqueness of your case, attraction to the property and on the state of the market. During a hot market the majority of purchasers will apply for a home loan with Bank of Ireland and arrange for the valuation and only if it comes back ok would they request their property lawyer to press on with searches.
My wife and I purchased a semi-detached Edwardian property in Wickersley. Conveyancing practitioner acted for me and Barclays . I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wickersley and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing solicitor who conducted the conveyancing.
How does conveyancing in Wickersley differ for newly converted properties?
Most buyers of new build residence in Wickersley approach us having been asked by the seller to sign contracts and commit to the purchase even before the house is built. This is because house builders in Wickersley typically purchase 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 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 accustomed to new build conveyancing in Wickersley or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Wickersley in advance of instructing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may refuse to issue a mortgage on such a house.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wickersley. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I best advised to choose a Wickersley conveyancing solicitor who is local to the property I am buying? I have an old university friend who can execute the conveyancing but his firm is located 200kilometers drive away.
The benefit of a local Wickersley conveyancing firm is that you can attend the office to sign paperwork, hand in your identification documents and pester them where appropriate. Having local Wickersley know how is a bonus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were content that should outweigh using an unfamiliar Wickersley conveyancing solicitor just because they are round the corner.