Due to move into my new home in Rise Park next Friday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What does the insurance need to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not limited to conveyancing in Rise Park.
We are buying a victorian detached house in Rise Park. Our aim is to convert the garage to an office at the property.Will legal due diligence on the property include enquiries to ascertain if these alterations are permitted?
Your conveyancer should review the registered title as conveyancing in Rise Park will sometimes reveal restrictions in the title deeds which restrict certain alterations or need the permission of another owner. Certain additions call for local authority planning permissions and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be wise to check these issues with a surveyor prior to committing yourself to a purchase.
About to purchase apartment in Rise Park. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Rise Park property lawyer is on the Co-operative conveyancing panel.
Our offer on a property in Rise Park has been accepted, but there is a chain. The sellers have put an offer on a flat, but it’s not been accepted yet, and have viewings of other flats in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Rise Park. What should be my next step? When do I get the mortgage application with Nationwide going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Rise Park conveyancing search costs, etc). First, you must ensure that your conveyancer is on the Nationwide approved list. Concerning the next steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a rising market some home buyers will apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they pay their conveyancing practitioner to move forward with the conveyancing in Rise Park.
Is it necessary to take out insurance to address the risk of chancel repairs when purchasing a residence in Rise Park?
Unless a prior acquisition of the property completed after 12 October 2013 you can expect lawyers conducting conveyancing in Rise Park to remain encouraging a chancel search and or chancel repair liability policy.
I am looking for a leasehold apartment up to £195,000 and identified one round the corner in Rise Park I like with a park and railway links nearby, however it's only got 51 years unexpired on the lease. There is not much else in Rise Park in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this matter.
I am looking for a conveyancing solicitor in Rise Park for my house move. Can I see a firm’s complaints history with the legal regulator?
Members of the public may read presented Solicitor Regulator Association (SRA) determinations resulting from investigations started on or after Jan 2008. Go to Check a solicitor's record. To find information Pre 2008, or to check a firm's record, phone 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training purposes.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the sale of our £175,000 garden flat in Rise Park next week. The freeholder has quoted £372 for Certificate of Compliance, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Rise Park?
Rise Park conveyancing on leasehold apartments ordinarily involves fees being raised by managing agents :
Completing conveyancing due diligence questions
Where consent is required before sale in Rise Park
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Notwithstanding our best efforts, we have been unsuccessful in trying to purchase the freehold in Rise Park. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a absentee freeholder or where there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the First-tier Tribunal (Property Chamber) to calculate the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Rise Park flat is Flat b 14 Kemble Road in May 2014. The Tribunal assessed the value of the premium payable for the lease extension to be £9,761 This case related to 1 flat.