As someone clueless as to the Saltash conveyancing process what’s the number one tip you can give me for the home moving process in Saltash

You may not hear this from too many lawyers but conveyancing in Saltash or throughout England and Wales is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of opportunity for confrontation between you and others involved in the home moving process. E.g., the seller, estate agent and even potentially the bank. Appointing a lawyer for your conveyancing in Saltash an important selection as your conveyancer is your adviser, and is the SOLE person in the process whose interest is to protect your best interests and to keep you safe.

Every so often a potential adversary may attempt to sway you that you should follow their advice. For instance, the property agent may claim to be assisting by suggesting your lawyer is dragging his heels. Or your mortgage broker may tell you to do take action that is against your lawyers guidance. You should always trust your lawyer above all other parties in the conveyancing process.

We have agreed to purchase a house in Saltash. One unusual aspect is that the roof has a solar panel. UBS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

Given that your lender is UBS your lawyer must check the conveyancing requirements set out in Part 2 of UK Finance Lenders’ Handbook for UBS. The CML Handbook includes minimum provisions for solar panel roof-space leases, and solicitors are required to report to UBS where a lease fails to comply with these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not limited to Saltash.

I currently have a mortgage with RBS for my property in Saltash. Conveyancing was finalised months ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform RBS?

You must advise RBS prior to renting your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. You need not do this via a RBS conveyancing panel firm.

Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Saltash solicitor - who is on the Principality conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 Saltash 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.

I need some quick conveyancing in Saltash as I am under a deadline to sign on the dotted line in less than 2 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?

If.Given you are not getting a home loan you are at liberty not to have searches carried out although no solicitor would suggest that you don't. With lots of history conveyancing in Saltash the following are examples of issues that can appear and therefore impact market value: Enforcement Notices, Outstanding Fees, Overdue Grants, Railway Schemes,...

Are there restrictive covenants that are commonly identified as part of conveyancing in Saltash?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Saltash. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a quick, no chain conveyancing. Saltash is where the house is located. Is there any advice you can give?

Flying freeholds in Saltash are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Saltash you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Saltash may decide 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 residence.