I am the single recipient of my late father’s will with all property in now in my sole name, including the house in Clun. Conveyancing formalities meant that the Land Registry date was in August. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be treated the same way as though I had purchased the house in August. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be affected by that. How practical a view lenders take of it, depend on the lender as this provision is chiefly there to identify the purchase and immediately sell or the quick reselling of properties.
The formalities of my purchase has taken place for my property in Clun. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Our offer on a property in Clun has been agreed to, the vendors do however have a tied purchase. The owners have placed an offer on a flat, however it’s not yet agreed to, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Clun. What should be my next step? At what stage should I apply for the mortgage with UBS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx £1k, then survey, Clun conveyancing search charges, etc). The first thing to do is ensure that your lawyer is on the UBS approved list. Concerning the subsequent steps this very much dictated by the specifics of your case, motivation for this property and on the state of the market. During a hot market the majority of buyers would apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they ask their lawyer to proceed with searches.
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial land in Clun?
Its becoming the norm that commercial conveyancing solicitors in Clun will conduct a SiteSolutions Highways report as it reduces the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Clun. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Clun.
For each commercial conveyancing transaction in Clun it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Clun commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not conducted for domestic conveyancing in Clun.
I have been on the look out for a leasehold apartment up to £195,000 and found one round the corner in Clun I like with open areas and transport links in the vicinity, however it only has 51 years unexpired on the lease. There is not much else in Clun in this price bracket, so just wondered if I would be making a mistake buying a short lease?
Should you require a home loan the remaining unexpired lease term may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
What tools are available to search for a Clun solicitor on the Bank of Scotland conveyancing panel? I have a car and am willing to travel upto 20miles to meet the solicitor.
Feel free to make use of the facility on this page. Please select a lender and your location and you will see a number of Clun conveyancing lawyers based on proximity. We have listed some Clun conveyancing firms towards the end of this page and you can ring them to verify whether they are on the Bank of Scotland approved list
In sourcing the web for the term conveyancing in Clun it reveals numerous conveyancersin the vicinity. How do I determine which is the right solicitor for the sale of my house?
The best method of choosing a suitable conveyancer is through a personal recommendation, so ask friends and relatives who have purchased a property in Clun or a respected estate agent or financial adviser. Fees for conveyancing in Clun differ, so it's advisable to secure a minimum of four estimates from different conveyancers. Make sure that you clarify what costs in the quote includes.
Do you have any top tips for leasehold conveyancing in Clun with the intention of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Clun can be reduced if you get in touch lawyers the minute you market your property and ask them to collate the leasehold information needed by the purchasers’ lawyers. A minority of Clun leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. In the event that you altered the property did you need the Landlord’s permission? In particular have you installed wooden flooring? Most leases in Clun state that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord consenting to such works. If you dont have the approvals in place do not communicate with the landlord without contacting your lawyer in the first instance. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share certificate. Organising a duplicate share certificate can be a lengthy process and slows down many a Clun home move. Where a reissued share is necessary, you should approach the company officers or managing agents (where relevant) for this as soon as possible.
Clun Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
-
The best form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this situation the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently employed where it is larger than a house conversion, the managing agent retained by the leaseholders. Can you inform me if there are any major works on the horizon that will add a premium to the service fees?