I have given 2 months notice to my current landlord and must vacate my rented flat in Longford by 7/6/2019. Conveyancing for my house purchase is progressing. Is it possible to complete in 5 weeks as don't want to have to move into short term accommodation?
The normal practice is not to serve notice for your letting unless exchange of contracts has taken place. If you have not previously done so, contact to your solicitor and request that they seek the assistance the other side, try to get a realistic time scale from them that everyone will work towards
Forgive me if this question is silly but I am wet behind the ears as a first time buyer of a two bedroom flat in Longford. Do I collect the keys to the property on the completion date from my solicitor? If so, I will use a High Street conveyancing solicitor in Longford?
On the day of completion you will not be required to attend the conveyancers office in Longford. Your solicitors will arrange to send the completion advance to the vendor’s solicitors, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
I am selling my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being difficult. The Longford solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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 have instructed a Longford property lawyer having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Longford surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I have been told that property searches are the main cause of stalling in Longford house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) has noted the findings of research by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Searches are not likely to feature in any slowing down conveyancing in Longford.
Are there restrictive covenants that are commonly picked up during conveyancing in Longford?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Longford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Longford is where the house is located. Is there any guidance you can give?
Flying freeholds in Longford are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Longford you would need to get your solicitor to go 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 Longford 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 property.
My wife and I have chosen a Longford conveyancing solicitor for our house purchase (novice purchasers) and have picked up in the Ts and Cs that they are not overseen by the FCA. Should I be concerned or is that the norm with conveyancer?
We can't see why they should be. Most property lawyer don't lend money. You should check that they are governed by the SRA, who have stringent laws in relation to amounts sitting by them.