I am in the market for a reasonably priced property lawyer. Should I go for for a nationwide conveyancer rather than a local Datchet conveyancing solicitor?
In the main conveyancing solicitors in your location will enjoy good connections with your local authority, which could assist with your Datchet conveyancing searches that your conveyancer will require. It can only assist if they enjoy strong connections with the Land Registry in your area Datchet, other conveyancers in the area and Datchet property agents.
We have agreed to purchase a house in Datchet. One unusual aspect is that the roof has a solar panel. Principality have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Principality your lawyer must check the conveyancing instructions contained in Section 2 of UK Finance Lenders’ Handbook for Principality. The Council of Mortgage Lenders’ Handbook includes minimum requirements for solar panel roof-space leases, and lawyers are required to report to Principality where a lease does not satisfy these provisions. The provisions relate to the installation of panels on properties nationwide and is not restricted to Datchet.
I have decided to exercise my right to buy my property in Datchet off the council. I have a mortgage agreed with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
It is not clear whether my bank requires a lease extension. I have called my Datchet bank branch on various occasions and was advised it wasn't a problem and they would lend. My Datchet conveyancing solicitor - who is on the lender conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. Who do I believe?
Your lawyer has to follow the CML Handbook section two requirements for your bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Various internet forums that I have frequented warn that are the number one cause of delay in Datchet house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) released findings of research by MoveWithUs that conveyancing searches do not feature within the most frequent causes of delays during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Datchet.
Just had an offer accepted on a new build flat in Datchet. Conveyancing is daunting 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 few leasehold new build questions that you may expect your new-build leasehold conveyancing in Datchet
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Harry (my fiance) and I may need to sub-let our Datchet garden flat temporarily due to a new job. We used a Datchet conveyancing practice in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
A small minority of properties in Datchet do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a garden flat in Datchet, conveyancing was carried out December 2000. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Datchet with over 90 years remaining are worth £255,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2095
You have 73 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
Living abroad it is not practicable to be present at my Datchet conveyancing solicitors office to sign documents for conveyancing in Datchet – is this a problem?
No. Datchet conveyancing lawyers can conduct conveyancing transactions for clients nationwide. It is not necessary for you to be able to attend a Datchet conveyancers office. Almost all solicitor can undertake all communications via post, email, telephone and fax.