I have just been advised by my mortgage broker that my Church End solicitor is not on the bank Solicitor panel. What can I do to be certain that this is indeed the case?
Your first step should be to call your Church End conveyancer. It is reasonable to expect your lawyer to notify you what has happened. If they are not on the panel they may be able to suggest a Church End conveyancing firm that is on the conveyancing panel for your bank.
In the event thatI was to purchase a simple residential homein Church End for cash and have no survey and no local authority searches how much could I expect to have to pay for conveyancing in Church End?
The only reduction in fees you would achieve is the Church End conveyancing searches. Your conveyancer is obliged to do the vast majority of work - money laundering, liaising with the sellers property lawyer, SDLT submission, register the property etc. A marginal saving might be made by not needing to register a mortgage but it won't be significant.
I am planning to acquire a house and need a conveyancing solicitor in Church End who is on the Godiva Mortgages Ltd solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Godiva Mortgages Ltd in certain locations such as Church End. We dont recommend any particular firm.
How does conveyancing in Church End differ for new build properties?
Most buyers of new build property in Church End come to us having been asked by the seller to sign contracts and commit to the purchase even before the residence is constructed. This is because new home sellers in Church End usually purchase the site, 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 Church End or who has acted in the same development.
I have been on the look out for a flat up to £235,500 and identified one round the corner in Church End I like with a park and transport links nearby, the downside is that it's only got 52 years on the lease. I can't really find anything else in Church End suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great price which is making it all the more appealing. I have just found out that the title is leasehold rather than freehold. I would have thought that there are issues buying a leasehold house in Church End. Conveyancing solicitors have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Church End ?
The majority of houses in Church End are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Church End so you should seriously consider shopping around for a Church End conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a lessee you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the landlord’spermission to carry out changes to the property. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer will appraise you on the various issues.
I have had difficulty in negotiating a lease extension in Church End. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We are happy to put you in touch with a Church End conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Church End premises is Flat 1 30 Ennismore Avenue in September 2010. the Tribunal adopted and arrived at a premium for the lease extension of £29, 900 This case related to 1 flat. The unexpired residue of the current lease was 68.34 years.