We were just about to exchange contracts for a ground floor flat in Arlesey. We have hit a snag. Our mortgage offer with National Westminster Bank expires on 2/7/2024 but the sellers are insisting on a completion date of 4/7/2024. Can one extend the mortgage expiry date?
The person best placed to address this question is your conveyancer who is in a position to calculate whether he or she is corresponding with the mortgage company, owner’s representatives, property agents or indeed all parties taking into account what has gone on in your transaction as of today.
Having sold my house in Arlesey last July yet the purchaser is calling every few hours complaining that her solicitor needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your house sale your lawyer is duty bound to deliver the transfer documentation and all additional paperwork to the purchaser's solicitors. If applicable, your conveyancer must also send confirmation that the mortgage has been redeemed to the purchasers conveyancers. There are no post completion requirements specific conveyancing in Arlesey.
Can I be sure that the Arlesey conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Arlesey getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always suggest that you speak with the lawyer carrying out your transaction.
I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being a right pain. The Arlesey solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are insisting on a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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've digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Arlesey solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 property 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 Arlesey postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Arlesey.
How does conveyancing in Arlesey differ for newly converted properties?
Most buyers of new build property in Arlesey contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is built. This is because builders in Arlesey tend to acquire the real estate, 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 Arlesey or who has acted in the same development.
I own a leasehold house in Arlesey. Conveyancing and Birmingham Midshires mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Arlesey who acted for me is not around. Do I pay?
First make enquiries of HMLR to make sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to instruct a Arlesey conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Arlesey Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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What restrictions are contained in the Arlesey Lease? It is important to be aware whether changing the roof or some other major work is anticipated that will be shared between the leaseholders and could well materially impact the level of the maintenance charges or require a specific payment. How many of the leaseholders are in arrears for their service charge payments?
I am purchasing a leasehold flat in Arlesey. Conveyancing quotes are averaging around £1800. Is that reasonable?
The average cost last year for conveyancing in Arlesey was £1,395 excluding SDLT and HM Land Registry fees.