I am need of leasehold conveyancing for an apartment in a relatively new development (6 years old) in Swanland. Almost all the appartments are already disposed of. Do I need carry out the local searches for my conveyancing in Swanland?
You are taking a significant risk in not carrying out Swanland conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in no uncertain terms that you have them. If speed and driving down costs are top of your issues you should discuss with your solicitor about the option of search insurance
We have agreed to purchase a house in Swanland. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Leeds Building Society be concerned?
Given that you are obtaining a mortgage with Leeds Building Society your lawyer must comply with the conveyancing requirements outlined in Part two of UK Finance Lenders’ Handbook for Leeds Building Society. The CML Handbook contains minimum provisions for solar panel roof-space leases, and conveyancing practitioners are required to report to Leeds Building Society where a lease does not comply with these provisions. The provisions relate to the installation of panels on properties nationwide and is not limited to Swanland.
My wife and I are in the process of looking at houses in Swanland and I am about to put in an offer. Is it advisable to have my conveyancing practitioner on ‘stand by’? I intend to finance via a home loan with HSBC.
You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the selling agent. As you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
I am selling my house. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being problematic. The Swanland solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
A friend recommended that if I am purchasing in Swanland I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Swanland conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Swanland around the property and the people living there. It includes 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, Local Education with plans and statistics, Local Amenities and other useful information regarding Swanland.
I am looking for a leasehold apartment up to £235,500 and found one round the corner in Swanland I like with a park and railway links nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Swanland in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the remaining unexpired lease term may be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
What tools are available to search for a Swanland solicitor on the Barclays Direct conveyancing panel? I drive a motor bike and am happy to travel upto 25miles to meet the solicitor.
Feel free to make use of the tool on this website. Please choose the mortgage company and your location and you will see a number of Swanland conveyancing lawyers locally. We have listed some Swanland conveyancing firms at the bottom of this page and you can call them to verify if they are on the Barclays Direct member panel
Looking forward to sign contracts shortly on a studio apartment in Swanland. Conveyancing lawyers assured me that they are sending me a report on Monday. What should I be looking out for?
The report on title for your leasehold conveyancing in Swanland should include some of the following:
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Repair and maintenance of the flat The unexpired lease term. You should be advised as what happens when the lease ends, and aware of the importance of the 80 year mark specifics of the parties to the lease, e.g. these could be the leaseholder, superior lessor, freeholder The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. You should have a good understanding of the building insurance obligations
I purchased a split level flat in Swanland, conveyancing formalities finalised December 1996. Can you work out an approximate cost of a lease extension? Equivalent flats in Swanland with over 90 years remaining are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2105
With 80 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. 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. You should not move forward placing reliance on this information before seeking the advice of a professional.