In what way does my ID and proof of funds have anything to do with my conveyancing in Arnold? Why is this being asked of me?
Anti-terror and anti-money-laundering regulations require solicitors and licensed conveyancers to check the identification documents of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you need to sign will no doubt reaffirm this. Your lender will also require certain documents to be checked. Should you are unwilling to provide identification documents, your solicitor will not be able to take you on as a client.
A friend informed me that in purchasing a property in Arnold there could be a number of restrictions prohibiting external changes to the property. Is this right?
There are anumerous of properties in Arnold which have some sort of restriction or requirement of consent to carry out external changes. Part of the conveyancing in Arnold should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am selling my flat. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Co-operative are being a right pain. The Arnold solicitor who is on the Co-operative conveyancing panel is recommending indemnity insurance as a solution but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
After shopping around on the internet I have found a Arnold conveyancer having made sure that they are on the Nationwide conveyancing panel. Does my lawyer arrange the survey of the property?
Nationwide will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nationwide 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 Arnold 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 decided to have a survey completed on a house in Arnold in advance of retaining solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor advised that some lenders will refuse to grant a mortgage on this type of premises.
It varies from the lender to lender. Lloyds has different instructions from Birmingham Midshires. Should you wish to call us we can check with 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 Arnold. Conveyancing may be slightly more expensive based on your lender's requirements.
My company is planning to take over a lease of an office on a shopping parade. Can you recommend conveyancers offering fixed fees for commercial conveyancing in Arnold for below 1500k?
We can recommend firms who have an in-depth of experience of commercial conveyancing in Arnold, including the disposal and acquisition of businesses as well as simply premises. Whether you are hoping to acquire or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right solicitor. Regarding the charges this will depend on the structure and nuances of the deal. Please provide us with your contact information or telephone us so that we can provide you with a detailed commercial conveyancing quote.
I am tempted by the attractive purchase price for a two apartments in Arnold which have in the region of forty five years left on the leases. Do I need to be concerned?
There are plenty of short leases in Arnold. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the saleability of the lease reduces and it becomes more costly to acquire a lease extension. For this reason it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage lenders less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you seek professional help from a conveyancer and surveyor with experience in this arena.
Arnold Leasehold Conveyancing - Sample of Questions you should consider Prior to Purchasing
This information is useful as a) areas can result in problems in the building as the communal areas may begin to deteriorate where repairs are not paid for b) if the leasehold owners have a dispute with the running of the building you will need to have full disclosure Does the lease contain onerous restrictions?
Is there a reason that Arnold conveyancing costs are more expensive for leasehold and freehold properties?
There is always increased work needed in leasehold conveyancing. Arnold has many leasehold properties. There is more hours involved in the purchase: for example, the lease and leasehold information (including current service charge, ground rent and buildings insurance details) obtained from the freeholder or managing agents. There are strict criteria that the lease must meet in order to be acceptable to a mortgage company. If it does not meet these requirements, the lease must be amended, which can involve additional expense for the seller.