I am assisting my niece sell her property in Birkenshaw. Does the solicitor arrange the energy performance certificate or it is for the owner to coordinate?
After the abolition of HIPs, EPC’s remained a required element of selling a house. An energy assessment must be commissioned before the property is marketed. It is not as aspect of the sale process that solicitors ordinarily organise. If you are instructing a Birkenshaw conveyancing practitioner they may be willing to arrange energy assessments given their relationships with long established Birkenshaw accredited person
I'm at the point of looking at apartments in Birkenshaw and I am about to put in an offer. Should I already have a conveyancing practitioner appointed at this point? I intend to finance via a mortgage with Nottingham.
It would be prudent 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 pass their details on to the estate agent. Given that you are seeking a mortgage with Nottingham, make sure you remember to check that your lawyer is on the Nottingham conveyancing panel.
I am due to exchange contracts on my house. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being difficult. The Birkenshaw solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
I appreciate that there are debates on Chancel Insurance on online forums. Do I need chancel insurance when buying a house in Birkenshaw? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary may be liable to contribute towards repairs to the chancel within the church. Is this appropriate for conveyancing in Birkenshaw?
Unless a prior purchase of the premises completed post 12 October 2013 you could take it that lawyers conducting conveyancing in Birkenshaw to remain encouraging a chancel search and or insurance against a claim.
2 months have gone by since my purchase conveyancing in Birkenshaw concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one close by in Birkenshaw I like with open areas and station nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Birkenshaw suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.
I'm remortgaging my current property to a buy to let mortgage with Coventry Building Society and intend to use the remaining equity as a deposit on further house. The neighborhood we are talking about is Birkenshaw. Will your lawyers be able to act for both sets of mortgage companies and tie in the transactions?
Make use of our search tool on this site to be sure that the lawyers are on the appropriate lender panels. Having checked that they are your lawyer will be able to connect the two transactions but you should have a chat with you solicitor and make apparent your desired outcome and needs.
I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have subsequently been informed that it's a leasehold rather than freehold. I would have thought that there are issues buying a house with a leasehold title in Birkenshaw. Conveyancing advisers have are about to be instructed. Will they explain the issues?
The majority of houses in Birkenshaw are freehold rather than leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Birkenshaw so you should seriously consider looking for a Birkenshaw conveyancing practitioner and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the freeholder’sconsent to carry out changes to the property. It may be necessary to pay a service charge towards the upkeep of the estate where the property is located on an estate. Your solicitor will appraise you on the various issues.
Birkenshaw Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
-
Does the lease have more than 85 years unexpired? In the main the outlay for major works tend not to be built into the service charges, although there some managing agents in Birkenshaw require leaseholders to contribute towards a sinking fund created for the specific purpose of building a fund for larger works. Please note if it is less than eighty years it will have adverse implications on the marketability of the flat. Check with your bank that they are content with remaining years on the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you will be required to have been the owner of the premises for a couple of years before you are legally able to extend the lease.