I have given 8 weeks notice to my current landlord and have to leave my rented property in Nottingham by the end of next month. Conveyancing for my house purchase is underway. How realistic is it to complete in 4 weeks as don't want to have to move into short term accommodation?
Generally one should not provide notice for your lease until your lawyer suggests that you should. If you have not previously done so, update to your conveyancer and ask them to they chase the owners lawyers, try to get a realistic time scale from them that everyone will work to achieve
Having invested time reviewing online forums for a high-quality lawyer in Nottingham, most comment that I must instruct a CQS assured solicitor. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a recognised quality standard for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to prudent and efficient conveyancing procedures through the scheme protocol the standard includes many firms who perform conveyancing in Nottingham.
A relative recommended that if I am buying in Nottingham I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Nottingham conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Nottingham around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Nottingham Education with maps and statistics, Local Amenities and other useful data about Nottingham.
I am buying a new build house in Nottingham with a mortgage from Platform Home Loans Ltd. The developers refused to budge the price so I negotiated £7000 of additionals instead. The house builders rep advised me not inform my conveyancer about this extras as it could jeopardize my mortgage with Platform Home Loans Ltd. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I better off to appoint a Nottingham conveyancing lawyer based in the area that I am buying? I have an old university friend who can perform the conveyancing however his firm is located over three hundred kilometers away.
The benefit of a high street Nottingham conveyancing firm is that you can drop in to sign paperwork, present your ID and pester them if necessary. Having local Nottingham know how is a benefit. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that must surpass using an unknown Nottingham conveyancing lawyer solely due to them being based in the area.
Helen (my wife) and I may need to let out our Nottingham ground floor flat for a while due to a new job. We used a Nottingham conveyancing firm in 2004 but they have since shut and we did not think at the time get any advice as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Nottingham do contain a provision to say that subletting is only allowed with permission. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I inherited a garden flat in Nottingham, conveyancing having been completed in 2006. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Nottingham with over 90 years remaining are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2100
With just 76 years unexpired the likely cost is going to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.