Can you help? My Church End solicitor is advising me that he has toorder Church End conveyancing searches becausethe firm are on the Santandersolicitor panel. Do I not have any options here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancing practitioner would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to comply with the CML Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Church End conveyancing searches.
My wife and I are buying a property in Church End. I might seem paranoid but how we can trust a solicitor? At some point we have to send funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am helping my step-mother sell her flat in Church End. Does the solicitor arrange the energy performance certificate or it is for the owner to see to?
Following the abolition of Home Packs, EPC’s was kept a required component of moving property. An energy performance certificate needs to be commissioned before the property is marketed. This is not a task that law firms ordinarily organise. If you are using a Church End conveyancing solicitor they might be willing to arrange energy performance certificates due to their contacts with long established local providers
This question may be naive but I am new to the home moving as a first time purchaser of a two bedroom flat in Church End. Do I pick up the keys to the house on the completion date from my conveyancer? If so, I will find a High Street conveyancing solicitor in Church End?
On the day of completion you do not need to attend the conveyancers office in Church End. Your solicitors will arrange to send the purchase money to the owner’s lawyers, and once they have received this, you will be invited to pick up the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
I have justbeen informed that Wolstenholmes have been shut down. They conducted my conveyancing in Church End for a purchase of a leasehold flat 12 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest way to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Church End conveyancing specialists.
Due to the encouragement of my in-laws I had a survey completed on a property in Church End before instructing conveyancers. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some mortgage companies may not grant a mortgage on this type of property.
It varies from the lender to lender. Lloyds has different instructions from Halifax. If you contact us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Church End. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Church End to see if the conveyancing costs will increase in light of this.
My father has suggested that I appoint his conveyancers in Church End. Should I find my own solicitor?
There are no two ways about it it’s preferable to select a conveyancing practitioner is to have recommendations from friends or relatives who have actually used the solicitor you're contemplating using.
I am looking at a couple of flats in Church End both have in the region of fifty years left on the leases. Will this present a problem?
There are no two ways about it. A leasehold flat in Church End is a wasting asset as a result of the reducing lease term. The closer the lease gets to zero years unexpired, the more it reduces the value of the premises. For most buyers and lenders, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Church End conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Despite our best efforts, we have been unsuccessful in trying to reach an agreement for a lease extension in Church End. Can the Leasehold Valuation Tribunal adjudicate on premiums?
You certainly can. We can 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 term was 68.34 years.