I require conveyancing for an apartment in a relatively new development (five years old) in Aldborough Hatch. 95% of the appartments have already been disposed of. Do I need carry out the conveyancing searches as part of conveyancing in Aldborough Hatch?
Conveyancing Searches are a critical link in the Aldborough Hatch conveyancing process. There are a large number of companies conducting Aldborough Hatch conveyancing searches, as well direct from the local authority. These are known collectively as personal search providers and they produce, not surprisingly, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authoritative source.
Please explain the implications if my solicitor is removed from the Coventry BS Conveyancing panel ahead of completing my conveyancing in Aldborough Hatch?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We previously instructed conveyancing lawyers locally in Aldborough Hatch on the Nationwide solicitor approved list. They are now charging me a further amount for handling the Nationwide mortgage. Is this an additional conveyancing fee specified by Nationwide?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. The fee is not dictated by Nationwide but by your Aldborough Hatch solicitor. Plenty of firms on the Nationwide panel will levy ’dealing with mortgage’ fee but some practices include it on their overall fee.
I am due to exchange contracts on my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Barclays are being pedantic. The Aldborough Hatch solicitor who is on the Barclays conveyancing panel is recommending indemnity insurance as a solution but Barclays are requiring a building regulation certificate. Why do Barclays have a conveyancing panel if they don't accept advice from them?
It is probably the case that Barclays have referred the matter to their valuer. The reason why Barclays 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.
My offer on a semi in Aldborough Hatch has been accepted, but there is a chain. The vendors have put an offer on a flat, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have chosen a bricks and mortar conveyancing solicitor in Aldborough Hatch. What should be my next step? When do I get the mortgage application with Co-operative going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Aldborough Hatch conveyancing search charges, etc). The first thing to do is ensure that your solicitor is on the Co-operative conveyancing panel. As to the subsequent stages this very much depends on the specifics of your case, desire for this property and on the state of the market. In a rising market the majority of purchasers will apply for the mortgage with Co-operative and pay for the valuation and only if it was satisfactory would they pay their solicitor to proceed with searches.
My relative suggested that where I am purchasing in Aldborough Hatch I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes included in the estimate for your Aldborough Hatch conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Aldborough Hatch 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 House Prices, Crime details, Local Education with maps and statistics, Local Amenities and other useful data about Aldborough Hatch.
I used Action Conveyancing a few years ago for my conveyancing in Aldborough Hatch. I now require my papers however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracing your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Aldborough Hatch of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am tempted by the attractive purchase price for a two flats in Aldborough Hatch which have in the region of 50 years unexpired on the lease term. Will this present a problem?
A lease is a right to use the premises for a prescribed time frame. As the lease shortens the marketability of the lease decreases and results in it becoming more expensive to acquire a lease extension. This is why it is often a good idea to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies may be reluctant to lend money on such properties. Lease enfranchisement can be a protracted process. We advise that you get professional help from a solicitor and surveyor with experience in this area.
I have tried to negotiate informally with with my landlord to extend my lease without getting anywhere. Can a leaseholder apply to the Leasehold Valuation Tribunal? Can you recommend a Aldborough Hatch conveyancing firm to act on my behalf?
if there is a absentee freeholder or where there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the Leasehold Valuation Tribunal to determine the premium.
An example of a Lease Extension decision for a Aldborough Hatch premises is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case affected 1 flat. The unexpired term as at the valuation date was 61.36 years.