We're in Redland, First time buyers purchasing with a mortgage (lender is Kent Reliance , and our lawyer is on the Kent Reliance conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Kent Reliance conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My solicitor has informed me that chancel insurance is required on my purchase. What is the level of cover for Redland conveyancing?
The appropriate level of chancel indemnity insurance depends on who your lender is. It would differ for example between Halifax and The Royal Bank of Scotland. Conveyancing solicitors as opposed to members of the public take out such policies.
I can not fathom if my lender requires a lease extension. I have telephoned my Redland bank branch on a couple of occasions and was told it wasn't an issue and they would lend. My Redland conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
Provided that the property lawyer is on the lender panel, they must follow the CML Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Leeds Building Society are being difficult. The Redland solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
We are downsizing from our property in Redland and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Redland lawyer would know this is not the case. It does beg the question why the buyers are using a factory type conveyancing firm rather than a conveyancing solicitor in Redland. Having lived in Redland for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain confirmation need.
It sounds as though you may have a conveyancing lawyer currently acting for you. Are they able to advise? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
I'm buying my first flat in Redland with the aid of help to buy. The sellers refused to move on the price so I negotiated five thousand pounds worth of extras instead. The house builders rep suggested that I not disclose to my conveyancer about the deal as it may adversely affect my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
In my capacity as executor for the will of my grandmother I am disposing of a house in Swansea but I am based in Redland. My solicitor (who is 260 miles from merequires that I execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing lawyer in Redland who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will be fine regardless of whether they are located in Redland
My wife and I may need to let out our Redland ground floor flat temporarily due to taking a sabbatical. We used a Redland conveyancing firm in 2001 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Even though your last Redland conveyancing lawyer is no longer available you can check your lease to check if it allows you to sublet the apartment. The accepted inference is that if the lease is non-specific, subletting is allowed. There may be a precondition that you are obliged to seek permission via your landlord or other appropriate person in advance of subletting. This means you not allowed to sublet without prior permission. The consent must not not be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
Redland Leasehold Conveyancing - Sample of Queries Prior to Purchasing
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Many Redland leasehold apartments will be liable to pay a service charge for the upkeep of the building levied by the freeholder. If you acquire the property you will have to pay this charge, usually quarterly throughout the year. This may be anything from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a rentcharge to be met yearly, normally this is not a significant amount, say approximately £50-£100 but you should to check it because occasionally it could be many hundreds of pounds. The best form of lease structure is a share of the freehold. In this arrangement the tenants enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently retained if it is larger than a house conversion, the managing agent employed by the leaseholders. Are there any major works on the horizon that will add a premium to the service fees?