Can the conveyancing solicitors via your comparison service carry out conveyancing in Kemp Town by way of an attended exchange?
There are a few conveyancing specialists who can conduct 24hr exchanges. You should e-mail us to secure a fee calculation and details as to dates.
My lawyer has informed me that lack of planning permission insurance is required on my purchase. What is the level of cover for Kemp Town conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Nationwide Building Society and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to borrowers take out such policies.
I have a mortgage with Santander for my property in Kemp Town. Conveyancing was finalised months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
You must advise Santander in advance of renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander 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 Santander directly. It should not be necessary to do this via a Santander conveyancing panel lawyer.
I am selling my apartment. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being a right pain. The Kemp Town solicitor who is on the Co-operative conveyancing panel is saying indemnity insurance will be fine but Co-operative are insisting on a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
I require fast conveyancing in Kemp Town as I am under an ultimatum to complete inside 3 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
As you are not getting a home loan you are at liberty not to do searches although no conveyancer would suggest that you don't. With lots of history conveyancing in Kemp Town the following are instances of what can arise and therefore impact the marketability of the property: Refused Planning Applications, Overdue Charges, Outstanding Grants, Unadopted Roads,...
In my capacity as executor for the will of my father I am disposing of a property in Neath but reside in Kemp Town. My conveyancer (approximately 260 miles awayneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing lawyer in Kemp Town who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will be fine regardless of whether they are based in Kemp Town
Last July I purchased a leasehold house in Kemp Town. Am I liable to pay service charges for periods before 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 inherited a studio flat in Kemp Town, conveyancing formalities finalised in 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Kemp Town with a long lease are worth £202,000. The ground rent is £55 invoiced every year. The lease expires on 21st October 2081
With just 56 years remaining on your lease we estimate the price of your lease extension to span between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
Should local authority permission be required to convert a single dwelling into two appartments in Kemp Town? This has been carried out to a house opposite to my house in Kemp Town and was unaware of the conversion until it was done.
Planning consent is required for converting a single dwelling in Kemp Town into apartments but probably not for reverting back to single dwelling-house so, in answer to your question, yes.