I am assisting my sister sell her house in Lostwithiel. Will the conveyancer arrange the EPC or should I organise this?
Following the abolition of HIPs, energy performance certificates was maintained a mandatory part of moving property. An EPC must be to hand before the property is marketed. This is not a task that solicitors normally arrange. Where you are instructing a Lostwithiel conveyancing practitioner they may help arrange EPC’s due to their contacts with long established Lostwithiel accredited person
is it true that all Lostwithiel solicitors on the Nottingham conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Nottingham approved list of solicitors they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.
I had a mortgage agreed in principle with Virgin Money. Lostwithiel conveyancing practitioners have been appointed. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money conducted the survey? Have you advised Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I used Arc property Solicitors a few years past for my conveyancing in Lostwithiel. I now require my file but the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Lostwithiel of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Lostwithiel. Conveyancing is a frightening process 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 conveyancing.
Set out below are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Lostwithiel
There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore.
What does commercial conveyancing in Lostwithiel cover?
Commercial conveyancing in Lostwithiel incorporates a broad array of advice, provided by regulated solicitors, relating to business property. For instance, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
We're FTB’s - had an offer accepted, but the selling agent informed us that the owners will only move forward if we use the agent's recommended solicitors as they are insisting on a ‘quick sale’. Our preferred option is to instruct a local solicitor who is accustomed to conveyancing in Lostwithiel
We suspect that the seller is not behind this demand. Should the seller want ‘a quick sale', turning down a motivated purchaser is is going to put the whole deal at risk. Speak to the vendors direct and explain that (a)you are motivated purchasers (b)you are excited to move forward, with finances arranged © you are chain free (d) you wish to move quickly (e)but you intend to use your preferred Lostwithiel conveyancing solicitors - rather thanthose that will earn their estate agent a referral fee or meet his conveyancing thresholds set by HQ.
Last May I purchased a leasehold property in Lostwithiel. Do I have any liability for service charges for periods before my ownership?
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).
Lostwithiel Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
Be sure to discover if the the lease includes any unreasonable restrictions in the lease. For example it is fairly common in Lostwithiel leases that pets are not allowed in in a block in Lostwithiel. If you like the flatin Lostwithiel but your cat is not allowed to make the move with you then you will be presented with a difficult decision. Plenty Lostwithiel leasehold apartments will incur a service charge for maintenance of the block levied on behalf of the freeholder. If you acquire the apartment you will have to pay this liability, normally in instalments throughout the year. This could vary from a few hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a rentcharge for you to pay yearly, normally this is not a exorbitant sum, say about £50-£100 but you need to enquire it because on occasion it can be many hundreds of pounds. Please note if it is fewer than 80 years it will have adverse implications on the salability of the property. Check with your mortgage company that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and it is worth finding out how much this would cost. For most Lostwithiellease extensions you will be be obliged to have owned the residence for two years in order to be entitled to extend the lease.