I am assisting my aunt sell her property in Coven. Does the conveyancing solicitor commission an EPC or it is for me to see to?
After the abolition of Home Information Packs, EPC’s was kept a compulsory part of selling a house. An EPC needs to be commissioned before the property is placed on the market. This is not a task that conveyancers normally arrange. Where you are using a Coven conveyancing lawyer they might be willing to arrange energy assessments given their relationships with reputable local energy assessors
We expect to receive a OIP from Aldermore 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 Aldermore recommend any Coven solicitors on the Aldermore conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Coven solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
TSB have agreed my mortgage in principle, my offer on a house in Coven has been agreed to, what are the next steps?
Your property agent will need to know who your solicitors are (ensure that the property lawyers are on the lender’s approved list). Call up TSB or the financial adviser and finalise any outstanding forms. TSB will appoint a valuer who will get in touch with the selling agent or vendor to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. TSB will issue the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Coven.
How does conveyancing in Coven differ for newly converted properties?
Most buyers of new build residence in Coven contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Coven tend to acquire the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Coven or who has acted in the same development.
Given that I will soon part with over three hundred thousand on 3 bedroom house in Coven I would like to talk to a lawyer regarding thetransaction ahead of instructing the firm. Is this something that you can arrange?
We could not agree more - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be doing your conveyancing in Coven.There is no ‘factory style conveyancing’ - every client is an important individual, not a matter number. The law firms that we put you in touch with believe that the fees you are provided with for your conveyancing in Coven should be the amount on the final invoice that you are charged.
My cousin has suggested that I appoint his conveyancing solicitors in Coven. Should I find my own conveyancer?
No doubt it’s preferable to find a conveyancing practitioner is to have recommendations from friends or relatives who have actually experience in using the conveyancer you're contemplating using.
Having checked my lease I have discovered that there are only 62 years remaining on my lease in Coven. I now wish to extend my lease but my freeholder is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have made all reasonable attempts to find the lessor. On the whole an enquiry agent would be helpful to carry out a search and prepare a report to be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the application to the County Court overseeing Coven.
I invested in buying a 2 bed flat in Coven, conveyancing was carried out January 1995. How much will my lease extension cost? Equivalent flats in Coven with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 invoiced every year. The lease ceases on 21st October 2081
With only 56 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
After what seems like an age I have had an offer on an apartment in Coven agreed to, but there is a chain. The current proprietors have submitted an offer on somewhere, although it’s not yet agreed to, and has viewings of other flats booked. I have instructed a nearby conveyancing lawyer in Coven. What should be my next step? At what stage do I apply for the mortgage with Leeds Building Society?
It is normal to have concerns where there is an associated chain given your reluctance to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Coven conveyancing search costs, etc). First, you should check that your solicitor is on the Leeds Building Society approved list. Regarding the subsequent steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. During a rising market the majority of purchasers would apply for a home loan with Leeds Building Society and arrange for the survey and only if it comes back ok would they ask their lawyer to proceed with the conveyancing in Coven.