My partner and I are acquiring a newly built flat in Netherne and my solicitor is informing me that she is duty bound to the mortgage company to disclose incentives from the developer. I am under pressure to sign contracts and my preference is not to prolong matters. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook conditions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We note that you have a post code search directory identifying firms on the Nottingham conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Netherne?
We are a listing service only for law firms wishing to communicate if they are on the Nottingham conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Netherne.
My bid for a property was accepted at auction in Netherne. Conveyancing is needed. What are my next steps?
Having for all intents and purposes signed on the dotted line you should appoint a conveyancing lawyer soon as you are faced with a tight deadline in which to complete the transaction. An auction property should have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork pertinent to leasehold premises. You must pass this on to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in order to complete the transaction on the set completion date.
I am currently in the process of buying my council flat in Netherne. I have a mortgage offer with Nottingham. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being a right pain. The Netherne solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine 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've recently found out that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Netherne is where the house is located. Can you shed any light on this issue?
Flying freeholds in Netherne are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Netherne you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Netherne 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.
Do you have any top tips for leasehold conveyancing in Netherne with the intention of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Netherne can be avoided if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold information which will be required by the buyers’ representatives. A minority of Netherne leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you hold a share in a the freehold, you should ensure that you have the original share certificate. Obtaining a replacement share certificate is often a time consuming process and frustrates many a Netherne home move. If a duplicate share certificate is needed, do contact the company director and secretary or managing agents (if relevant) for this at the earliest opportunity. You believe that you know the number of years left on your lease but it would be wise to verify this by asking your conveyancers. A buyer’s lawyer will not be happy to advise their client to where the lease term is below 75 years. It is therefore important at an as soon as possible that you identify whether the lease term for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Netherne conveyancing firm to act on my behalf?
Most certainly. We can put you in touch with a Netherne conveyancing firm who can help.
An example of a Freehold Enfranchisement matter before the tribunal for a Netherne residence is 223 Brighton Road in September 2013. The premium payable for the acquisition freehold of the properties should be £10,934 (Ten thousand,nine hundred and thirty four pounds) This case was in relation to 3 flats. The remaining number of years on the lease was 75 years.
I have recently had an offer accepted on an apartment in Netherne and the mortgage adviser that we are using suggested his conveyancer. She quoted nine hundred pounds plus VAT and 3rd party costs. Does this sound steep?
Don't just go on 1 estimate. You should seek like-for-like quotes for your conveyancing in Netherne. Then select one that you are comfortable with and crucially, is on the approved panel of the lender that you are sourcing your mortgage from.