Have just purchased a probate house at auction in Turvey. Conveyancing is necessary. What are my next steps?
Given that you have now to all intents and purposes signed on the dotted line you will need to instruct a conveyancing solicitor as a matter of urgency as you will have a fast approaching a drop dead date to complete the transaction. All auction property should have an associated legal set of papers. This will include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold premises the auction pack should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You need to give this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that you have funds in order to complete on the date specified in the contract.
I have paid off my mortgage with HSBC. I assume I don't need a Turvey lawyer on the HSBC panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your HSBC 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 HSBC mortgage from the register. HSBC, 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 HSBC has sent the Land Registry the discharge electronically, and
- HSBC has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The Turvey solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 where I am purchasing in Turvey I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is usually included in the estimate for your Turvey conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Turvey around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Turvey Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about Turvey.
About to purchase a new build flat in Turvey. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Turvey
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
How does the Landlord & Tenant Act 1954 affect my business premises in Turvey and how can you help?
The 1954 Act provides security of tenure to commercial leaseholders, granting the dueness to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Turvey is one of our many areas of the UK in which the firms we work with are located
I am using a search engine for the phrase conveyancing in Turvey it shows results of many property lawyerslocally. How do I determine which is the right conveyancing solicitor for me?
The best method of finding the right conveyancer is via trusted referral, so enquire of colleagues and family who have purchased a property in Turvey or a respected estate agent or financial adviser. Costs for conveyancing in Turvey vary, so it's advisable to secure at least three costs illustrations from different law firms. Be sure to secure confirmation that the charges are guaranteed not to rise.
How do I determine who is the owner of a property in Turvey?
On the basis that the premises is recorded at HMLR, and you have sufficient information of the location of the premises, you will be able to view results from the HMLR of the recorded owner for a for less than a fiver.