This question may be naive but I am unexperienced as FTB of a ground floor flat in Curdworth. Do I receive the keys to the house on the completion date from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Curdworth?
On the day of completion you do not need to attend the conveyancers office in Curdworth. Your solicitors will transfer the completion advance to the owner’s solicitors, 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. This tends to happen between 1 and 3pm.
I am the single recipient of my late mum's estate with all property in now in my sole name, including the house in Curdworth. Conveyancing formalities meant that the Land Registry date was in June. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be regarded the same way as if I'd bought the property in June. Is the property unsalable for six months?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How practical a view mortgage companies take of it, depend on the bank as this provision is chiefly there to pick up on subsales or the quick reselling of property.
We are getting a further advance on our mortgage from RBS as we wish to conduct renovations to our house in Curdworth. Do we need to select a high street Curdworth solicitor on the RBS conveyancing panel to deal with the paperwork?
RBS do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
My colleague advised me that where I am purchasing in Curdworth I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Curdworth conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Curdworth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Curdworth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Curdworth Education with maps and statistics, Local Amenities and other useful information regarding Curdworth.
How does conveyancing in Curdworth differ for new build properties?
Most buyers of new build property in Curdworth come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because builders in Curdworth usually buy 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 property lawyers 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 Curdworth or who has acted in the same development.
Am I right to be concerned by brokers that I am dealing with are encouraging me to use a factory type conveyancing firm rather than a High Street Curdworth conveyancing company?
As is the case with many professional services, often suggestions from relatives can be worth their weight in gold. Yet there are numerous parties with a keen interest in a conveyancing deal; estate agents, mortgage brokers and lenders might all suggest conveyancers to select. Sometimes the conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying financial incentive behind the endorsement. You are free to select your own conveyancer. You need to be aware that many lenders specify a panel list of law firms you are obliged to use for the mortgage related work in your conveyancing.
In surfing the internet for the phrase conveyancing in Curdworth it reveals many property lawyerslocally. With so much choice what is the best way to find the suitable conveyancing solicitor for me?
The ideal way of finding the right conveyancer is via personal referral, so enquire of friends and those you trust who have purchased a property in Curdworth or a reputable estate agent or financial adviser. Charges for conveyancing in Curdworth differ, so it's advisable to obtain a minimum of three fee estimates from varying types of law firms. Dont forget to clarify what costs in the quote includes.
Last March I purchased a leasehold flat in Curdworth. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a leasehold flat in Curdworth, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding properties in Curdworth with a long lease are worth £202,000. The ground rent is £60 invoiced every year. The lease comes to an end on 21st October 2082
You have 57 years left to run we estimate the price of your lease extension to be between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.