Please help. My Red Lodge conveyancer is advising me that he has toconduct Red Lodge conveyancing searches due to the fact thatthe firm are on the HSBCsolicitor panel. Is my solicitor right?
Unfortunately both you and your lawyer have little choice here. As you are obtaining a mortgage with a lender your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Red Lodge conveyancing searches.
I am assisting my step-mother sell her house in Red Lodge. Will the solicitor commission an EPC or it is for the seller to coordinate?
After the demise of HIPs, energy performance certificates was kept a required component of selling a property. An energy assessment needs to be commissioned in advance of the property being placed on the market. This is not a task that solicitors normally arrange. Where you are using a Red Lodge conveyancing practitioner they may help arrange EPC’s due to their contacts with long established Red Lodge assessors
I'm in the process of looking at apartments in Red Lodge and I am now considering a potential offer. Is it sensible to have my conveyancer on ‘stand by’? I intend to finance via a mortgage with Leeds Building Society.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. Given that you are getting a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
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 Red Lodge solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. You may wish to consider appointing your own Red Lodge surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
It has been 4 months following my purchase conveyancing in Red Lodge completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the encouragement of my in-laws I had a survey completed on a property in Red Lodge in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the house. Our surveyor has said that some mortgage companies may not grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. If you contact us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Red Lodge. Conveyancing may be slightly more expensive based on your lender's requirements.
How do I locate a Red Lodge law firm on the Norwich and Peterborough Building Society conveyancing panel? I drive a motor bike and am happy to travel upto 20miles to meet the conveyancer.
You can use the tool on this website. Please pick a bank and your location and you will see a number of Red Lodge conveyancing lawyers based on proximity. We have listed some Red Lodge conveyancing firms at the bottom of this page and you can telephone them to check whether they are on the Norwich and Peterborough Building Society panel