This question may be naive but I am unexperienced as a 1st time purchaser of a garden flat in Warfield. Do I pick up the keys to the house on completion from my solicitor? If this is the case, I will appoint a High Street conveyancing solicitor in Warfield?
On the day of completion you do not need to go to the conveyancers office in Warfield. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you should be invited to pick up the keys from the selling Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am the only beneficiary of my late mum's estate with all property in now in my sole name, including the my former home in Warfield. Conveyancing formalities meant that the Land Registry date was in September. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship will be treated the same way as if I'd bought the property in September. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view lenders take of it, depend on the lender as this obligation is principally there to identify the purchase and immediately sell or the wholesaling and assigning of property.
I am due to exchange contracts on my house. I had a double glazing fitted in May 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being pedantic. The Warfield solicitor who is on the Yorkshire BS conveyancing panel is saying indemnity insurance will be fine but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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.
Do I need to pay for insurance to cover chancel repairs when acquiring a property in Warfield?
Unless a prior acquisition of the property completed post 12 October 2013 you could assume that conveyancing practitioners conducting conveyancing in Warfield to continue to recommend a chancel search and or insurance against a claim.
I am buying a new build flat in Warfield. 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 conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Warfield
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Due to the advice of my in-laws I had a survey completed on a house in Warfield ahead of retaining lawyers. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some mortgage companies tend refuse to issue a mortgage on such a home.
It varies from the lender to lender. Bank of Scotland has different instructions from Halifax. Should you wish to telephone us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Warfield. Conveyancing will be smoother if you use a solicitor in Warfield especially if they are familiar with such properties in Warfield.
Should I be wary about brokers that I am dealing with are recommending a factory type conveyancing firm rather than a High Street Warfield conveyancing firm?
As with many professional services, often referrals from relatives can be most helpful. But there are numerous players in a conveyancing deal; estate agents, mortgage brokers and banks may put forward conveyancers to select. Sometimes the conveyancers might be known to one of the organisations as experts in their field, but occasionally there exists a commercial relationship behind the recommendation. You are free to select your own lawyer. However, bear in mind that many lenders operate an approved list of solicitors you must use for the mortgage aspect of your house move.
We're first time buyers - agreed a price, but the agent informed us that the vendor will only move forward if we use the agent's chosen solicitors as they are insisting on an ‘expedited deal’. We would rather use a family conveyancer who is familiar with conveyancing in Warfield
It is improbable the vendors are driving this. Should the seller desire ‘a quick sale', alienating a genuine purchaser is not the way to achieve this. Avoid the agents and go straight to the sellers and explain that (a)you are serious buyers (b)you are ready to go, with finances in place © you have nothing to sell (d) you intend to proceed fast (e)however you intend to appoint your preferred Warfield conveyancing firm - as opposed tothe ones that will give their estate agent a referral fee or hit his conveyancing targets pre-set by senior management.