I have given 2 months notice to my existing landlord and have to be out of my let out flat in Kendal by the end of next month. Conveyancing on my purchase is underway. How realistic is it to complete in a couple of weeks as I wish to avoid having to move into temporary accommodation?
Generally one should not give notice for your lease until exchange of contracts has taken place. If you have not already done so, update to your conveyancer and request that they chase the other solicitors, try to get a realistic time scale from them that all parties will aim to achieve
I am purchasing a property in Kendal. A rare aspect is that the roof has a solar panel. HSBC 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 HSBC your lawyer must comply with the formal requirements contained in Part 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancers are required to report to HSBC where a lease does not meet these specifications. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to Kendal.
Completion of my purchase has taken place for my property in Kendal. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I was told three weeks ago that my mortgage has been agreed to by Kent Reliance. Is it usual for Kent Reliance to only issue the offer once my solicitor in Kendal is approved on their conveyancing panel? Kent Reliance have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Kent Reliance to deal with your lawyer's application to be on the Kent Reliance conveyancing panel. There's no guarantee that your solicitor will be accepted.
What can a local search tell me concerning the property I am purchasing in Kendal?
Kendal conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central part in most Kendal conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic areas.
I have todaybeen informed that Stirling Law have closed. They carried out my conveyancing in Kendal for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The easiest way to see if the property is registered to you, 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 Kendal conveyancing specialists.
As co-executor for the will of my aunt I am disposing of a property in Newport but live in Kendal. My conveyancer (approximately 260 miles awayrequires that I execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing lawyer in Kendal to attest and place their company stamp on the document?
Technically speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Kendal based
Can you provide any top tips for leasehold conveyancing in Kendal from the perspective of saving time on the sale process?
- A significant proportion of the delay in leasehold conveyancing in Kendal can be avoided where you get in touch lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the buyers’ solicitors. Some Kendal leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers put in hand bank and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. In the event that you altered the property did you need the Landlord’s permission? Have you, for example laid down wooden flooring? Most leases in Kendal state that internal structural changes or installing wooden flooring calls for a licence issued by the Landlord approving such works. Where you dont have the paperwork to hand you should not contact the landlord without checking with your lawyer before hand. The majority of landlords or managing agents in Kendal levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Kendal. If you have had any disputes with your freeholder or managing agents it is essential that these are settled prior to the flat being put on the market. The buyers and their solicitors will be nervous about purchasing a flat where a dispute is unsettled. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as over rather than unsettled.
I invested in buying a 2 bed flat in Kendal, conveyancing having been completed July 1995. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Kendal with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2078
With only 54 years left to run the likely cost is going to range between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.