We are purchasing our first property. Our solicitor has texted usto see if we would like to order additional conveyancing searches. We are really unsure what's needed for conveyancing in Bishops Lydeard

The quantity and type of Bishops Lydeard conveyancing searches depends primarily on the premises, the location, the probability of any of these risks, your familiarity of the locality and risks, your overall attitude to risk. What matters is that you properly understand what information each search could give you. You may then decide if you personally think you need that search. If in doubt, ask the conveyancer to recommend.

Having invested time looking at moneysavingexpert.com for a recommended solicitor in Bishops Lydeard, many advise that I should instruct a CQS assured lawyer. What is CQS?

The Law Society's Conveyancing Quality Scheme is the recognised kitemark for legal experts in home ownership transfers, trusted by some of the UK's leading banks. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). CQS is not a scheme offered by the Society for Licensed Conveyancers. Bishops Lydeard is one of the many areas of the UK where there are Accredited solicitors.

I am helping my sister sell her flat in Bishops Lydeard. Does the solicitor arrange an EPC or do I organise this?

Following the abolition of Home Information Packs, energy performance certificates was maintained a mandatory component of selling a house. An energy assessment must be commissioned in advance of the property being advertised. This is not something that law firms normally arrange. Where you are instructing a Bishops Lydeard conveyancing solicitor they may be able to arrange energy assessments given their relationships with long established local energy assessors

I have been told by my conveyancer that lack of planning permission insurance is needed on my purchase. What is the level of cover for Bishops Lydeard conveyancing?

The right level of lack of planning permission indemnity insurance depends on who your lender is. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.

I have instructed a Bishops Lydeard property lawyer having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?

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 solicitor 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 Bishops Lydeard postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Bishops Lydeard.

I have been told that property searches are the number one reason for obstruction in Bishops Lydeard house deals. Is there any truth in this?

The Council of Property Search Organisations (CoPSO) has noted the findings of a review by MoveWithUs that conveyancing searches do not figure within the top 10 causes of delays in the conveyancing process. Local searches are not likely to feature in any delay in conveyancing in Bishops Lydeard.

I've recently bought a leasehold property in Bishops Lydeard. Am I liable to pay service charges for periods before my ownership?

In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.

If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).

Bishops Lydeard Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing

It is important to be aware whether redecorating or some other major work is due in the near future to be shared between the tenants and will materially impact the level of the maintenance fees or result in a specific invoice. If a Bishops Lydeard lease has less than eighty years it will impact the salability of the property. Check with your lender that they are content with residual term of the lease. A short lease means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of how much this would cost. For most Bishops Lydeardlease extensions you will be be obliged to have been the owner of the premises for two years before you are entitled to extend the lease.