I am assisting my niece sell her flat in Biddenham. Will the conveyancer arrange an energy performance certificate or should I organise this?
After the demise of HIPs, EPC’s was kept a required element of selling a property. An energy performance certificate must be to hand prior to the property being marketed. This is not a task that conveyancers ordinarily organise. If you are instructing a Biddenham conveyancing lawyer they might be able to arrange energy assessments due to their contacts with long established Biddenham energy assessors
When it comes to lenders such as Lloyds, do Biddenham conveyancing practitioners face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I was told three weeks ago that my mortgage has been agreed to by Skipton. Is it usual for Skipton to only issue the offer once my solicitor in Biddenham is approved on their conveyancing panel? Skipton have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Skipton to deal with your lawyer's application to be on the Skipton conveyancing panel. There's no guarantee that your solicitor will be accepted.
What does a local search reveal regarding the property I am buying in Biddenham?
Biddenham conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search organisations for example PSG The local search plays a central role in most Biddenham conveyancing purchase; that is if you don’t want any nasty once you have moved into your new home. The search will supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
I am purchasing my first flat in Biddenham with a mortgage from Nottingham Building Society. The builders refused to budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent told me not to tell my lawyer about the side-deal as it would impact my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Biddenham is the location of the property. Can you shed any light on this issue?
Flying freeholds in Biddenham are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Biddenham you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Biddenham may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I am looking into buying my first house which is in Biddenham and I am already nervous. I couldn't find anything specific about Biddenham. Conveyancing will be needed in due course but do you know about the Biddenham area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Biddenham. In the meantime here are some basic statistics that we found
Can you provide any top tips for leasehold conveyancing in Biddenham from the point of view of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Biddenham can be reduced if you instruct lawyers the minute your agents start advertising the property and ask them to collate the leasehold information needed by the purchasers’ conveyancers. If you have carried out any alterations to the premises would they have required Landlord’s permission? In particular have you installed wooden flooring? Biddenham leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord approving such works. If you fail to have the consents to hand you should not contact the landlord without contacting your conveyancer in advance. Many landlords or managing agents in Biddenham charge for supplying management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for on or before finding a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Biddenham. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the buyers, but it is clearly preferable to present the dispute as historic rather than unresolved.
I am the registered owner of a leasehold flat in Biddenham, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Biddenham with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2095
With just 70 years unexpired the likely cost is going to be between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.