Is there a reason why leasehold purchase conveyancing in Bideford is more expensive?
In summary, leasehold conveyancing in Bideford and Devon usually requires extra hours of investigation compared to freehold transactions. This includes reviewing the lease, liaising with the landlord concerning serving appropriate notices, procuring up-to-date service charge and management information, procuring the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different leaseholders have owned the lease since it was first granted.
We had selected conveyancers located in Bideford on the Santander solicitor approved list. They are now charging me a supplemental charge for handling the Santander mortgage. Is this an additional conveyancing fee set by Santander?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your conveyancing practitioner may levy a fee for this. The fee is not set by Santander but by your Bideford lawyer. Some firms on the Santander panel will quote ’dealing with mortgage’ fee but plenty of firms incorporate it on their overall fee.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Bideford bank branch on various occasions and was told they are content with the situation and they will lend. My Bideford conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I have no idea who is right.
Your property lawyer has to follow the Council of Mortgage Lenders’ Handbook Part 2 requirements for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my house. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being a right pain. The Bideford solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial land in Bideford?
Its becoming the norm that commercial conveyancing solicitors in Bideford will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Bideford. The search result provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Bideford.
For each commercial conveyancing transaction in Bideford it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately can cause delays to Bideford commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Bideford.
How does conveyancing in Bideford differ for new build properties?
Most buyers of new build property in Bideford approach us having been asked by the seller to exchange contracts and commit to the purchase even before the property is constructed. This is because house builders in Bideford typically acquire the land, 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 Bideford or who has acted in the same development.
Am I best advised to use a Bideford conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can handle the legal work but her office is approximately 350kilometers drive away.
The benefit of a local Bideford conveyancing practice is that you can drop in to sign paperwork, deliver your identification documents and pester them if necessary. They will also have local insight which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If you know people who used your friend and on the whole were impressed that must surpass using an unknown Bideford conveyancing lawyer just because they are local.