It is 10 years ago since I bought my home in Kinver. Conveyancing solicitors have just been retained on the sale but I am unable to find my title documents. Is this a major issue?
You need not be too concerned. Firstly there is a possibility that the deeds will be retained by the mortgage company or they may be in the possession of the conveyancers who handled the purchase. Secondly the likelihood is that the property will be recorded at the land registry and you will be able to prove you are the registered owner by your conveyancing lawyers procuring current official copies of the land registers. Almost all conveyancing in Kinver relates to registered property but in the rare situation where your home is unregistered it adds to the complexity but is resolvable.
Please help - my lawyer says that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Kinver?
The right level of chancel indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and Coventry Building Society. Conveyancing practitioners as opposed to members of the public take out such insurances.
We expect to receive a OIP from Virgin Money this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Kinver solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Kinver solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
I am selling my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being a right pain. The Kinver solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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 note that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a residence in Kinver? or I am told that there is a law dating back centuries that could mean that homeowners living in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this relevant for conveyancing in Kinver?
Unless a previous acquisition of the property completed post 12 October 2013 you could expect lawyers conducting conveyancing in Kinver to remain recommending a chancel search and or insurance against a claim.
I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Kinver I like with a park and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. There is not much else in Kinver in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you require a mortgage that many years may be an issue. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this.
How simple is it to transfer to a new firm as I have to retain one who is on the TSB conveyancing panel. I was using a high street conveyancing solicitor in Kinver five minutes from me but the firm is not approved by TSB
We will our best to assist in finding you a conveyancing solicitor in Kinver on the TSB panel. Please note that the property lawyers that we work with do not pay us fee if you instruct them and are regulated by the SRA who oversee all conveyancing solicitors in Kinver. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Kinver.
What advice can you give us when it comes to appointing a Kinver conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Kinver conveyancing practice) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with two or three firms including non Kinver conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be of use:
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How many lease extensions has the firm conducted in Kinver in the last 12 months? What are the costs for lease extension work?
Kinver Leasehold Conveyancing - Sample of Questions you should ask Prior to Purchasing
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This question is useful as a) areas may cause problems in the building as the communal areas may begin to deteriorate where services remain unpaid b) if the tenants have an issue with the running of the building you will need to know about it The majority of Kinver leasehold apartments will have a service charge for maintenance of the building levied on behalf of the landlord. Where you buy the property you will have to meet this amount, usually in instalments accross the year. This may be anything from two or three hundred pounds to thousands of pounds for large purpose-built buildings. There will also be a ground rent to be met annual, this is usually not a large figure, say approximately £50-£100 but you should to enquire as occasionally it can be prohibitively expensive.