It has come to my attention via my estate agent that my Leaves Green solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
The sensible course of action for you to take is to contact your Leaves Green lawyer directly. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they may recommend you to a Leaves Green conveyancing firm that is on the conveyancing panel for your lender.
Finally the sale completed on my house in Leaves Green last May but the buyer keeps texting every few hours to moan that her lawyer is waiting to hear from mine. What should my lawyer have done now that I have sold?
After completion of your disposal your conveyancer is obliged to deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. Depending on the transaction, your conveyancer should also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion procedures peculiar conveyancing in Leaves Green.
My solicitor has informed me that lack of building regulations insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Leaves Green?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Norwich and Peterborough Building Society. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am selling my apartment. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Santander are being pedantic. The Leaves Green solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on 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.
Our sealed bid on a property in Leaves Green has been accepted, the sellers do nevertheless have a tied purchase. The owners have placed an offer on a property, but it’s not yet tied up, and are looking at other flats in the pipeline. I have chosen a local conveyancing solicitor in Leaves Green. What should be my next step? When do I get the mortgage application with Nottingham started?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then valuation, Leaves Green conveyancing search fees, etc). The first thing to do is check that your conveyancer is on the Nottingham conveyancing panel. As to the subsequent steps this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. In a rising market the majority of home buyers would apply for the mortgage with Nottingham and arrange for the valuation and only if it comes back ok would they request their conveyancing practitioner to press on with the conveyancing in Leaves Green.
About to purchase a new build flat in Leaves Green. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Leaves Green
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please confirm the Lease plans are architect prepared. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I've recently bought a leasehold property in Leaves Green. 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 owner 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. 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 am the proprietor of a two-bedroom flat in Leaves Green. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
Where there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to arrive at the premium.
An example of a Lease Extension matter before the tribunal for a Leaves Green residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case was in relation to 1 flat. The unexpired term was 50.57 years.
How much should conveyancing in Leaves Green cost?
The amount you are levied for Leaves Green conveyancing fees will vary dramatically from solicitor to solicitor. This makes it especially important that you have a complete breakdown of charges before you instruct a solicitor. One should always seek three or four like for like quotes.