We note that you have a search directory identifying firms on the UBS conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Needham Market?
We are a listing service only for law firms wishing to communicate if they are on the UBS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Needham Market.
I am assisting my aunt sell her property in Needham Market. Will the conveyancer order an EPC or it is for me to coordinate?
Following the demise of Home Information Packs, EPC’s was maintained a mandatory part of selling a house. An EPC should be to hand in advance of the property being put on the market. It is not a task that solicitors normally arrange. If you are using a Needham Market conveyancing solicitor they may help arrange energy assessments due to their relationships with reputable Needham Market accredited person
This question may be naive but I am unexperienced as FTB of a ground floor flat in Needham Market. Do I pick up the keys to the property on the completion date from my solicitor? If so, I will instruct a High Street conveyancing solicitor in Needham Market?
On the day of completion you do not need to attend the conveyancers office in Needham Market. Your solicitors will electronically transfer the purchase money to the owner’s lawyers, and shortly after the monies have arrived, you should be able to collect the keys from the selling Agents and move into your new home. Usually this happens early afternoon.
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being pedantic. The Needham Market solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on 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 justbecome aware that Wolstenholmes have been shut down. They carried out my conveyancing in Needham Market for a purchase of a freehold house 9 months ago. How can I establish that my home is not still registered in the name of the former proprietor?
The easiest way to check if the property is in your name, you can make 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 Needham Market conveyancing specialists.
I have been on the look out for a flat up to £305k and identified one close by in Needham Market I like with open areas and transport links in the vicinity, the downside is that it only has 49 remaining years left on the lease. I can't really find anything else in Needham Market for this price, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you need a mortgage the remaining unexpired lease term may be an issue. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least twenty four months you can ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing solicitor concerning this matter.
I own a leasehold flat in Needham Market. Conveyancing and Yorkshire Building Society mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Needham Market who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. You do not need to incur the fees of a Needham Market conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Needham Market Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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How much is the ground rent and service charge? Please tell me if there are any major works in the planning that will likely add a premium to the maintenance fees? Does the lease include onerous restrictions?
My lawyers in Needham Market have advised me that no longer have my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the mortgage company directly.