This question may be naive but I am new to the home moving as a 1st time purchaser of a ground floor flat in Filey. Do I receive the keys to the property on the completion date from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Filey?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you should be invited to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I am due to exchange contracts on my house. I had a double glazing fitted in December 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Filey solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Principality have agreed my mortgage in principle, my bid on a property in Filey has been agreed to, what are the next steps?
The estate agent will want to know who your solicitors are (ensure that the lawyers are on the bank’s approved list). Contact Principality or your broker and complete any outstanding forms. Principality will appoint a valuer who will get in contact with the estate agent or seller to arrange a time for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Principality will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Filey.
My wife and I are selling our house in Filey and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. A high street Filey lawyer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing practice rather than a conveyancing solicitor in Filey. Having lived in Filey for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I have todaybecome aware that Action Conveyancing have closed. They carried out my conveyancing in Filey for a purchase of a freehold house 18 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Filey conveyancing specialists.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Filey is where the house is located. Can you offer any assistance?
Flying freeholds in Filey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Filey you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Filey may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
My brother has recommend that I appoint his conveyancers in Filey. Do I follow his guidance?
There are no two ways about it the best way to find a conveyancing practitioner is to have recommendations from friends or family who have actually previously instructed the firm that you are considering.
I am looking at a couple of flats in Filey both have approximately 50 years left on the lease term. should I be concerned?
There is no doubt about it. A leasehold apartment in Filey is a wasting asset as a result of the shortening lease. The closer the lease gets to its expiry date, the more it reduces the salability of the property. For most buyers and mortgage companies, leases with under 75 years become less and less marketable. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Filey conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Filey Leasehold Conveyancing - Examples of Questions you should ask Prior to buying
-
It would be wise to discover as much as possible regarding the company managing the block as they will either make your life much simpler or much more difficult. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to practical matters like the upkeep of the common parts. Enquire of other people whether they are happy with them. In conclusion, be sure you know the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes. This information is helpful as a) areas could result in problems in the block as the communal areas may begin to deteriorate if repairs are not paid for b) if the leaseholders have a dispute with the running of the building you will need to have complete disclosure