I am due to complete on the purchase of a property in Calcot but as a consequence of wreckage from some water damage at the property I have managed to agree reparation from the vendor in the sum of six thousand pounds by way of a adjustment in the price. I had intended this to be addressed as part of a side agreement however Nationwide will not permit this. Should they have been approached?
The conveyancer being on a Nationwide approved list is obliged to advise Nationwide of any changes to the purchase price. If you were to refuse your conveyancer to report the price change to Nationwide then they would have to discontinue acting for you. In addition, Nationwide and you would have to appoint a new conveyancer for your conveyancing in Calcot.
Can you clarify what the consequences are if my solicitor is expelled from the Kent Reliance Solicitor panel ahead of completing my conveyancing in Calcot?
The first thing to point out is that, 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.
I just bought a flat at auction in Calcot. Conveyancing is required. What happens now?
Given that you have now exchanged you must hire the services of a conveyancing solicitor as a matter of urgency as you now have a pending a drop dead date to complete the transaction. Every auction property will ordinarily have a corresponding auction set of papers. This will likely include evidence of title and search results. Where you are dealing with leasehold premises the conveyancing papers should include a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork specific to leasehold premises. You need to give this to your appointed conveyancing solicitor ASAP. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
We are purchasing a victorian detached house in Calcot. We would like to carry out a loft conversion at the property.Will legal investigations on the property include investigations to ascertain if these works were previously refused?
Your property lawyer will review the registered title as conveyancing in Calcot can on occasion reveal restrictions in the title documents which prohibit certain works or need the consent of another owner. Some works require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Virgin Money, do Calcot lawyers have to pay a fee to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
A colleague advised me that if I am purchasing in Calcot I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes included in the estimate for your Calcot conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Calcot around the property and the people living there. It incorporates 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 statistics, Calcot Education with maps and statistics, Local Amenities and other useful information about Calcot.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and found one round the corner in Calcot I like with open areas and railway links nearby, however it only has 51 remaining years left on the lease. There is not much else in Calcot suitable, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
In my capacity as executor for the will of my aunt I am disposing of a residence in Monmouth but reside in Calcot. My solicitor (approximately 260 miles from mehas requested that I sign a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Calcot to attest this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are Calcot based