I am assisting my sister sell her property in Carshalton Beeches. Will the conveyancing solicitor commission the energy performance certificate or it is for the seller to see to?

Following the demise of Home Packs, energy assessments was maintained a compulsory element of moving house. An energy assessment should be commissioned before the property is advertised. It is not as aspect of the sale process that solicitors normally organise. If you are instructing a Carshalton Beeches conveyancing practitioner they might be able to arrange EPC’s given their relationships with long established Carshalton Beeches providers

I have paid off my mortgage with HSBC. I assume I don't need a Carshalton Beeches lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Please confirm.

If you have finished paying off your HSBC mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the HSBC mortgage from the register. HSBC, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where HSBC has sent the Land Registry the discharge electronically, and
3. HSBC has instructed the Land Registry to do so

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Carshalton Beeches solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 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 Carshalton Beeches postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Carshalton Beeches.

What can a local search inform me about the house I am buying in Carshalton Beeches?

Carshalton Beeches conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for example PSG The local search is essential in every Carshalton Beeches conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search will reveal information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic headings.

How can the Landlord & Tenant Act 1954 affect my commercial offices in Carshalton Beeches and how can you help?

The particular law that you refer to provides security of tenure to business leaseholders, granting the dueness to make a request to court for a continuation of occupancy at the end of the lease term. There are limited grounds that a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and help with commercial conveyancing in Carshalton Beeches

I need to retain a conveyancing solicitor for sale conveyancing in Carshalton Beeches. I have discover a web site which seems to have the perfect answer If there is a chance to get all the legals done via web that would be ideal. Should I be concerned? What are the potential pitfalls?

As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?

I bought a house in Carshalton Beeches last 30/8/2024 and to date it is still not recorded with HMLR. It was part of a development site and my conveyancing practitioner told me that it can take twelve months to register. I have called HMLR directly and they say that the original application was cancelled due to failure to reply to requisitions. Should I be concerned?

It is your conveyancing practitioner that you must contact in order to satisfy any concerns which have been raised as part of the registration process for your Carshalton Beeches property. Normal Carshalton Beeches conveyancing practice includes an undertaking on the part of the seller's conveyancer that they will assist in resolving any question raised by HMLR so it may be a case of seeking to enforce that undertaking in some way.