I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Elmers End by the end of next month. Conveyancing on my purchase is underway. Can I complete in three weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to provide notice for your letting unless exchange of contracts has taken place. Assuming that you have not previously done so, contact to your conveyancer and ask them to they apply pressure on the other lawyers, try to an acceptable time-line that everyone will look towards
We just had an offer accepted to purchase with Darlington Building Society. We have called around locally but am struggling to find a Elmers End conveyancing firm on the Darlington Building Society approved list. Could you help?
Please do take advantage of the search tool on this web page. Pick the lender and type Elmers End or your location and you will be presented with numerous solicitors offices in Elmers End or nearest you.
Have just purchased a probate house at auction in Elmers End. Conveyancing is necessary. What is next?
Now that you are to in every practical sense signed on the dotted line you must instruct a conveyancing practitioner soon as you are faced with a fast approaching deadline in which to complete the deal. All auction property should have an associated legal pack. This will likely include most,if not all of the documents that your lawyer requires. In the case of leasehold premises the conveyancing papers may include a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
The mortgage over my property is with Lloyds for my property in Elmers End. Conveyancing was finalised some time ago. If I am intending 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 Lloyds?
Lloyds must be informed of your intention before renting your property as this is likely to be a breach of Lloyds’s mortgage conditions. It may be that Lloyds will allow you to rent 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 Lloyds directly. It should not be necessary to do this via a Lloyds conveyancing panel solicitor.
I recently had an offer accepted on an apartment in Elmers End. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. A couple of days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I know that there are debates on Chancel Insurance on online forums. Do I need this when buying a house in Elmers End? or I am told that there is a law dating back centuries that means some owners of property residing in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this a legitimate concern for conveyancing in Elmers End?
Unless a prior acquisition of the premises took place post 12 October 2013 you may take it that solicitors conducting conveyancing in Elmers End to continue to recommend a chancel search and or insurance against a claim.
My uncle has encouraged me to use his conveyancers in Elmers End. Do I take his guidance?
Much as we are happy to recommend a Elmers End conveyancing lawyer it’s preferable to choose a conveyancing practitioner is to have feedback from friends or relatives who have previously instructed the conveyancer that you are considering.
Last December I purchased a leasehold property in Elmers End. Do I have any liability for service charges for periods before my ownership?
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. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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 have attempted and failed to negotiate with my landlord for a lease extension without getting anywhere. Can I apply to the Leasehold Valuation Tribunal? Can you recommend a Elmers End conveyancing firm to help?
if there is a missing landlord or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to make a decision on the amount due.
An example of a Lease Extension matter before the tribunal for a Elmers End residence is Flats 55, 67 & 70 Melbourne Court Anerley Road in July 2013. The tribunal calculated that the premium for the extended lease at £48,366.00 for at 55, and £88,329.00 for ats 67 and 70 combined. This case affected 1 flat. The unexpired term as at the valuation date was 26.38 years.