We are soon to exchange buying a house in Corsham but as a result of wreckage from the recent storms I have managed to agree recompense from the seller of £2k in the form of a deduction in the price. I had intended this to be dealt with as part of amending the contract yet Nottingham will not permit this. Should they have been involved?
Your solicitor being on the Nottingham approved list is obliged to advise Nottingham of any amendments to the purchase price. If you prohibit your property lawyer to notify the price change to Nottingham then they would have to discontinue acting for you. In addition, Nottingham and you would have to appoint a new conveyancing practitioner for your conveyancing in Corsham.
Does a directory service exist listing Barclays panel conveyancers in Corsham on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association sites. A small selection of banks make their panel listings open the public over the internet. If you are seeking to appoint a Corsham conveyancer on the Barclays please use our facility.
We expect to receive a AIP from Skipton this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Skipton recommend any Corsham solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Corsham solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I currently have a mortgage with TSB for my property in Corsham. Conveyancing was finalised some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform TSB?
You must advise TSB before letting out your property as this is likely to be a breach of TSB’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact TSB directly. It should not be necessary to do this via a TSB conveyancing panel firm.
I acquired my house on 9 May and my personal details is yet to be on the land registry website. Need I be worried? My conveyancing solicitor in Corsham advises it should be registered in less than a month. Are properties in Corsham particularly slow to register?
There is nothing unique about conveyancing in Corsham registration formalities. Rather than based on location, timeframes can differ depending on the party submitting the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. Currently in the region of three quarters of such applications are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration occurs once the new owner is living at the premises therefore an expedited registration is not typically top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer must communicate with the Registry to express the reasoning for an expedited registration.
About to purchase a new build flat in Corsham. Conveyancing is a frightening process 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 legal work.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Corsham
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Forfeiture - bankruptcy or liquidation must not apply under this provision.
I have been on the look out for a ground for flat up to £245,000 and identified one close by in Corsham I like with amenity areas and transport links in the vicinity, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Corsham for this price, so just wondered if I would be making a mistake buying a short lease?
If you need a mortgage that many years will likely be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for a minimum of 2 years you may request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
What are your top tips when it comes to appointing a Corsham conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Corsham conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with several firms including non Corsham conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
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What are the legal fees for lease extension work?
Corsham Conveyancing for Leasehold Flats - A selection of Questions you should ask before buying
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Who manages the block? Most Corsham leasehold flats will incur a service bill for maintenance of the block set on behalf of the freeholder. If you acquire the apartment you will have to meet this contribution, usually periodically during the year. This could differ from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent to be met yearly, normally this is not a significant figure, say approximately £25-£75 but you should to check as occasionally it could be many hundreds of pounds. Are any of leasehold owners in arrears of their service charge liability?