I am helping my step-mother sell her property in Hermon. Will the conveyancer commission the energy assessment or it is for the owner to coordinate?

After the abolition of HIPs, energy assessments was retained a compulsory element of moving property. An EPC should be to hand in advance of the property being marketed. This is not as aspect of the sale process that lawyers ordinarily arrange. If you are instructing a Hermon conveyancing solicitor they may be willing to arrange EPC’s given their relationships with reputable Hermon energy assessors

I recently had an offer accepted on an apartment in Hermon. My financial adviser recommended their conveyancers. I paid an upfront payment of £175. Soon after, the property lawyer called me embarrassingly acknowledging that they were not on the Principality conveyancing panel. Am I right in thinking that I should be due a refund?

You should be able to recover this from the law firm if they were not on the Principality panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.

I am due to exchange contracts on my apartment. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Bank of Ireland are being difficult. The Hermon solicitor who is on the Bank of Ireland conveyancing panel is saying indemnity insurance will be fine but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?

It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland 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.

I have been told that property searches are a common reason for obstruction in Hermon conveyancing transactions. Is this right?

The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not figure amongst the common causes of hindrances in the conveyancing process. Local searches are unlikely to feature in any holding up conveyancing in Hermon.

How does conveyancing in Hermon differ for newly converted properties?

Most buyers of new build property in Hermon approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Hermon 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 used to new build conveyancing in Hermon or who has acted in the same development.

I've recently found out that there is a flying freehold issue on a house I put an offer in last month in what should have been a straight forward, no chain conveyancing. Hermon is where the house is located. Can you offer any advice?

Flying freeholds in Hermon are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Hermon you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hermon may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.

Planning to complete next month on a studio apartment in Hermon. Conveyancing solicitors assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?

Your report on title for your leasehold conveyancing in Hermon should include some of the following:

You need to be informed what counts as a Nuisance in the lease Repair and maintenance of the property Does the lease require carpeting throughout thus preventing wood flooring? Specifying your rights in relation to common areas in the building.By way of example, does the lease permit a right of way over a path or staircase? The landlord’s rights to access the flat. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided.

I am the registered owner of a garden flat in Hermon, conveyancing was carried out April 2004. How much will my lease extension cost? Comparable flats in Hermon with a long lease are worth £227,000. The ground rent is £50 yearly. The lease ceases on 21st October 2098

You have 72 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus professional fees.

The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.