I am buying a property mortgage free in Widdrington. I have lived for the previous 20 years in Widdrington. Conveyancing searches are exorbitant. Given that I know the area and road intimately must I have all the conveyancing searches?
If you not getting a home loan, then all but one or two of the Widdrington conveyancing searches are at your discretion. Your conveyancer will try and sway you, no-doubt strongly, that you should have searches done, but he is duty bound to take that path of guidance. One thing to bear in mind; if you are going to dispose of the house in the future, it may be of relevance to your prospective buyer what the searches disclose. Sometimes houses with day to day issues can still show up unfavourable search results. A competent conveyancing solicitor in Widdrington should be able to give you some sensible guidance concerning this.
Do the Building Society Association intend to launch a searchable register to list law firms on the Darlington Building Society conveyancing panel for example in Widdrington?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Widdrington?
There are many recorded licenced Conveyancers in Widdrington and Solicitor firms in Widdrington offering conveyancing We would stress that the two are regulated professionals specialising in the legal work in the home buying process. Both can handle other property legal work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I am selling my house. I had a double glazing fitted in March 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Virgin Money are being pedantic. The Widdrington solicitor who is on the Virgin Money conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Virgin Money are requiring a building regulation certificate. Why do Virgin Money have a conveyancing panel if they don't accept advice from them?
It is probably the case that Virgin Money have referred the matter to their valuer. The reason why Virgin Money 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.
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Widdrington solicitor - who is on the Skipton conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Widdrington postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Widdrington.
How does conveyancing in Widdrington differ for new build properties?
Most buyers of new build or newly converted property in Widdrington approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because developers in Widdrington typically buy 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 conveyancers 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 Widdrington or who has acted in the same development.
In what way can the Landlord & Tenant Act 1954 affect my commercial offices in Widdrington and how can your lawyers assist?
The particular law that you refer to affords a safeguard to commercial leaseholders, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds where a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Widdrington