Is there a reason why leasehold purchase conveyancing in Sandiacre is more expensive?
In summary, leasehold conveyancing in Sandiacre and elsewhere usually requires more hours of investigation compared to freehold conveyancing. This includes reviewing the lease, corresponding with the landlord concerning the service of required notices, securing current service charge and management information, securing the freeholder’s consents and reviewing management accounts. The obligations on both the landlord and the tenant in the lease need to be studied by the buyer’s conveyancing team and read from beginning to end – no matter how many different proprietor have owned the lease since it was first entered into.
My house in Sandiacre is up for sale and I have a purchaser. Will my property lawyer need to be required to be on the Yorkshire BS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the Yorkshire BS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
When it comes to lenders such as Lloyds, do Sandiacre conveyancers have to pay an annual charge to be on the list of approved solicitors?
We are unaware of any mortgage company fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I have paid off my mortgage with Nationwide. I assume I don't need a Sandiacre conveyancer on the Nationwide panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nationwide mortgage from the register. Nationwide, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
I am selling my house. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nottingham are being problematic. The Sandiacre solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
We are buying a property and the solicitor has identified Chancel Repair for which the house may be obligated to contribute to as it falls into the area of such a church. He has suggested insurance. Is this really appropriate for conveyancing in Sandiacre
Unless a previous purchase of the premises completed post 12 October 2013 you may take it that solicitors conducting conveyancing in Sandiacre to remain recommending a chancel search and or insurance against a claim.
I own a terraced Georgian house in Sandiacre. Conveyancing practitioner acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandiacre and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing solicitor who conducted the work.
How does conveyancing in Sandiacre differ for newly converted properties?
Most buyers of new build residence in Sandiacre come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is built. This is because builders in Sandiacre tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Sandiacre or who has acted in the same development.