All was ready to move into my new home in Shinfield next Thursday. 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 lender. What does the insurance need to cover?
All property lawyers on acting for lenders 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 UK Finance Lenders’ Handbook conditions. These obligations are not limited to conveyancing in Shinfield.
I am assisting my sister sell her property in Shinfield. Will the solicitor arrange the EPC or it is for me to see to?
Following the demise of HIPs, energy performance certificates was kept a required part of selling a house. An energy performance certificate needs to be to hand before the property is advertised. It is not something that law firms ordinarily arrange. Where you are using a Shinfield conveyancing solicitor they might help arrange energy assessments due to their relationships with long established local accredited person
A colleague advised me that in purchasing a property in Shinfield there may be various restrictions preventing external changes to a property. Is this right?
We are aware of anumerous of properties in Shinfield which have some sort of restriction or requirement of consent to carry out external alterations. Part of the conveyancing in Shinfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am aiming to move home in February. Should my conveyancing solicitor call the removal company on the day of completion. On a separate note, can you recommend a removal company in Shinfield. Conveyancing solicitor was organised before I stumbled across your site.
On the day of completion you will need to pick up the keys from the selling agent however this should only be done once the vendors conveyancers confirm to the agent that they have the completion monies and the keys can be passed over. You can inform the removal men that you are ready to move in. As a matter of policy we do not recommend a particular removal organisation but can help you choose a conveyancing in Shinfield or a lawyer that specialises in conveyancing in Shinfield.
I bought my house on 16 April and my personal details is yet to be on the land registry website. Should I be concerned? My conveyancing solicitor in Shinfield said it would be formalised in less than a month. Are properties in Shinfield particularly slow to register?
As far as conveyancing in Shinfield is concerned, registration is no faster or slower than the rest of the country. Rather than based on location, timeframes can adjust depending on the party submitting the application, whether there are errors and whether the Land registry have to notify any third parties. As of today approximately three quarters of such applications are completed in less than three weeks but some can be subject to extensive delays. Historically registration is effected after the purchaser has moved in to the premises thus an expedited registration is not always top priority yet where there is a degree of urgency associated with the registration then you or your solicitor can contact the land registry and explain the circumstances.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, chain free conveyancing. Shinfield is the location of the property. What do you suggest?
Flying freeholds in Shinfield are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Shinfield you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Shinfield may ascertain 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.
Last August I purchased a leasehold flat in Shinfield. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a 1 bedroom flat in Shinfield, conveyancing formalities finalised April 2006. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Shinfield with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2094
With just 71 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
What happens where there is an issue with one of the searches for my conveyancing in Shinfield?
Ordinarily, most concerns exposed in Shinfield conveyancing search responses can be handled in advance of completion or title insurance may be taken. It is crucial to remember that even though you are acquiring the property and may be willing to live with the search results, your lender may not, and ultimately have the final decision.