Just contacted my conveyancing lawyer in Astwood Bank who acted for me 18 months ago and wanted a conveyancing estimate based on the same type of house sale & purchase (a leasehold residence and a freehold premises) of similar values with a mortgage from HSBC Bank. It looks as though am now being charged double. Should I look for a cheaper internet property lawyer?
The estimate does seem a tad steep. Where you are content to spend time contrasting charges you might reduce the fees slightly by as much as £125. On the other hand, providing that you were satisfied with the service the firm gave you maycome to regret choosing an a cheaper conveyancer. Remember to enquire that the conveyancer can also act for HSBC Bank. You can employ our search tool to find a Astwood Bank conveyancing firm on the HSBC Bank conveyancing panel, which can often include conveyancing solicitors in Astwood Bank.
All was ready to move into my new home in Astwood Bank next Monday. My lawyer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for mortgage companies 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 requirements. These obligations are not limited to conveyancing in Astwood Bank.
It is 10 years ago since I bought my house in Astwood Bank. Conveyancing solicitors have now been appointed on the sale but I can't find my title documents. Is this a major issue?
You need not be too concerned. First there is a chance that the deeds will be with your mortgage company or they could be in the possession of the conveyancers who oversaw the purchase. Secondly in most cases the title will be registered at the land registry and you will be able to prove you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Most conveyancing in Astwood Bank involves registered property but in the unlikely event that your home is not registered it is more problematic but is resolvable.
Have just purchased a probate house at auction in Astwood Bank. Conveyancing is required. What are my next steps?
Now that you have exchanged you will need to hire the services of a conveyancing lawyer soon as you now have a fast approaching deadline in which to complete the property. Every auction property will have a bespoke legal set of papers. This will include evidence of title and search results. If you have purchased leasehold premises the auction papers should contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing documentation pertinent to leasehold premises. You should give this to the lawyer working for you at the earliest opportunity. Do make sure that that you have the requisite funding in place to complete the transaction on the set completion date.
I am buying a property in Astwood Bank. An unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Kent Reliance be concerned?
Given that you are obtaining a mortgage with Kent Reliance your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook includes minimum specifications for solar panel roof-space leases, and conveyancers are required to report to Kent Reliance where a lease fails to satisfy these specifications. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Astwood Bank.
My partner and I are spending time viewing flats in Astwood Bank and I am now considering a potential offer. Should I already have a lawyer appointed at this point? I am planning to take a home loan with Nationwide.
It would be sensible to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. As you are getting a mortgage with Nationwide, ask your prospective lawyers if they are on the Nationwide conveyancing panel otherwise they can't do the mortgage legal work.
I am buying a new build apartment in Astwood Bank. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Astwood Bank
-
Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. 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.
I decided to have a survey carried out on a property in Astwood Bank prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders may refuse to give a loan on such a property.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you e-mail us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Astwood Bank. Conveyancing may be slightly more expensive based on your lender's requirements.