I am buying a flat and require a conveyancing solicitor in Carlton who is on the Barclays Direct solicitor. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barclays Direct in certain locations such as Carlton. We dont recommend any particular firm.
Are all Carlton Conveyancing Quality Solicitors on the Kent Reliance conveyancing list of approved practices?
Some major lenders now make use of the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of conveyancing solicitors.
I am currently in the process of buying my council flat in Carlton. I have a mortgage agreed with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being problematic. The Carlton solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
What does a local search tell me about the property we're buying in Carlton?
Carlton conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search company for example PSG The local search is essential in every Carlton conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your new home. The search should provide 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 areas.
About to purchase a new build apartment in Carlton. Conveyancing is daunting 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 legal work.
Set out below is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Carlton
-
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Due to the advice of my in-laws I had a survey completed on a property in Carlton prior to retaining solicitors. I have been advised that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend refuse to grant a loan on this type of home.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you contact us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Carlton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Carlton to see if the conveyancing will be more expensive.
I am a negotiator for a busy estate agent office in Carlton where we see a few leasehold sales put at risk due to short leases. I have been given contradictory information from local Carlton conveyancing solicitors. Could you confirm whether the owner of a flat can start the lease extension process for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Carlton - A selection of Queries Prior to buying
-
The best form of lease arrangement is a share of the freehold. In this situation the leaseholders benefit from control and although a managing agent is frequently retained where it is larger than a house conversion, the managing agent employed by the leaseholders. It would be prudent to discover as much as you can regarding the managing agents as they can either make life much simpler or problematic. As the owner of a leasehold property you will be at the mercy of the managing agents both financially and when it comes to day to day issues like the upkeep of the common parts. Enquire of prospective neighbours whether they are happy with them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and precisely how they are spending the funds. Are any of leasehold owners in dispute over their service charge liability?