I am assisting my niece sell her flat in Bishops Stortford. Does the conveyancer order the energy performance certificate or do I organise this?
After the demise of Home Packs, energy performance certificates became a mandatory part of moving property. An energy performance certificate should be commissioned in advance of the property being put on the market. It is not something that lawyers ordinarily arrange. Where you are using a Bishops Stortford conveyancing practitioner they might be willing to arrange energy assessments given their contacts with long established Bishops Stortford accredited person
I have been told by my conveyancer that restrictive coveneant insurance is necessary on my purchase. What is the level of cover for Bishops Stortford conveyancing?
The appropriate level of restrictive coveneant indemnity insurance depends on your lender. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such policies.
We were going to get a DIP from TSB this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do TSB recommend any Bishops Stortford solicitors on the TSB conveyancing panel, or is it better to go independently?
You will need to appoint Bishops Stortford solicitors independently although you'll need to choose one on the TSB conveyancing panel. The solicitor represents both you and TSB through the process.
I moved into my apartment on 2 January and the transaction details is yet to be registered. Any reason for this? My conveyancing solicitor in Bishops Stortford advises it will be dealt with in less than a month. Are transfers in Bishops Stortford particularly slow to register?
There is nothing unique when it comes to conveyancing in Bishops Stortford registration formalities. Rather than based on location, timeframes can vary according to who lodges the application, whether there are errors and if the Land registry communicate with any other parties. Currently in the region of three quarters of submission are completed within 12 days but some can be subject to extensive hold-ups. Registration is effected after the buyer is living at the premises thus an expedited registration is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your conveyancer must speak with the land registry and explain the circumstances.
I am looking for a ground for flat up to £195,000 and found one close by in Bishops Stortford I like with a park and railway links nearby, however it's only got 51 remaining years left on the lease. I can't really find anything else in Bishops Stortford suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of 2 years you could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
My company is planning to lease a unit on the high street. Can you recommend conveyancers offering no-sale-no fees for commercial conveyancing in Bishops Stortford for under £2000?
We are happy to recommend firms who have an in-depth of experience of commercial conveyancing in Bishops Stortford, including the disposal and acquisition of businesses as well as simply property. If you are intending to purchase or sell a shop, pub, restaurant, office, retail unit or a whole business we can find you the right solicitor. As for the charges this will depend on the structure and terms of the proposed transaction. Let us have your contact information or telephone so as to enable us to provide you with a detailed commercial conveyancing quote.
I've found a house that seems to tick a lot of boxes, at a reasonable figure which is making it all the more appealing. I have subsequently been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a house with a leasehold title in Bishops Stortford. Conveyancing lawyers have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Bishops Stortford ?
The majority of houses in Bishops Stortford are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. We note that you are buying in Bishops Stortford in which case you should be shopping around for a Bishops Stortford conveyancing solicitor and check that they have experience in dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your lawyer will report to you on the legal implications.
I purchased a garden flat in Bishops Stortford, conveyancing having been completed May 2007. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Bishops Stortford with over 90 years remaining are worth £206,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2091
You have 66 years left to run the likely cost is going to range between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
My partner and I are buying a first floor flat in Bishops Stortford. When we first instructed solicitor, we were told they were on all major UK bank panels. The financial adviser emailed today to advise that they are not on the RBS approved list. Were it to be true, what should we do? Do we just pick a different property lawyer that is on their panel or should we cover the costs for separate representation, with RBS appointing their own approved lawyer.
When acquiring a property with the benefit of a mortgage it is conventional for the purchaser’s lawyers to also act for the purchaser's lender. In order to act for a bank or building society a property lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict conditions which the solicitor has to satisfy. Some mortgage companies now require their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancing practitioner should contact RBS and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You don't have to instruct a firm on RBS's conveyancing panel as you are at liberty to use your preferred Bishops Stortford lawyers, in which case it will likely add costs, and it will likely delay the transaction as you have another set of people involved.