I am aiming to move house in May. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you recommend a removal company in Chelmsley Wood. Conveyancing lawyer was organised before I stumbled across your page.
On the day of completion you can collect the house keys from your estate agent but this should only happen once the previous owners solicitors advise the agent that they have the completion monies and the keys can be passed over. Subsequently you can advise the removal company that you are ready to move in. We do not recommend a specific removal company but can help you choose a residential property solicitor in Chelmsley Wood or a solicitor that specialises in conveyancing in Chelmsley Wood.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Santander are being a right pain. The Chelmsley Wood solicitor who is on the Santander conveyancing panel is recommending indemnity insurance as a solution but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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 instructed a Chelmsley Wood lawyer having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 Chelmsley Wood 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 understand that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when purchasing a residence in Chelmsley Wood? or Apparently there is an ancient law that means some house owners residing in a parish church boundary may be liable to pay for repairs to the chancel within the church. Is this suitable for conveyancing in Chelmsley Wood?
Unless a prior acquisition of the premises took place post 12 October 2013 you can take it that solicitors handling conveyancing in Chelmsley Wood to remain encouraging a chancel search and or insurance against a claim.
Despite weeks of looking the Title Certificate and documents to my property are lost. The conveyancers who handled the conveyancing in Chelmsley Wood 10 years ago no longer exist. Will I be able to sell the house?
Nowadays there are copies made of almost everything, and your lawyer should know precisely where to find all the relevant paperwork so you may buy or dispose of your property without any difficulty. Where duplicates are not available, your solicitor can arrange cover in the form of insurance or indemnities against future claims on your property.
I am buying a new build apartment in Chelmsley Wood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Chelmsley Wood
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
We expect to complete the sale of our £350,000 garden flat in Chelmsley Wood next Wednesday. The landlords agents has quoted £408 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Chelmsley Wood?
For most leasehold sales in Chelmsley Wood conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering pre-contract enquiries
Where consent is required before sale in Chelmsley Wood
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Chelmsley Wood Leasehold Conveyancing - A selection of Queries before buying
How many of the leaseholders are in arrears for their service charge payments? How many years remain on the lease? Who manages the block?
I happen to be an executor of my recently deceased mother’s Will, with a house in Chelmsley Wood which will be sold. The house has never been registered at HMLR and I'm told that some buyers solicitors will insist that it is in place before they'll move forward. What's the mechanism for this?
In the circumstances that you have set out it seems sensible to seek to register in the names of the personal representative(s) as named in the probate and in their capacity as PRs. The Land Registry’s online guidance explains how to register for the first time and what is required re the deeds and forms. You would need to include and official copy of the probate as well and complete the form FR1 to refer to the PRs as the applicant.