Can you clarify what the consequences are if my solicitor is expelled from the Skipton Conveyancing panel ahead of completing my conveyancing in Carnforth?
First, 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 at a cost.
A colleague advised me that where I am buying in Carnforth I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally quoted for as part of the standard Carnforth conveyancing searches. It is not a small document of more than thirty pages, listing and setting out important information about Carnforth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Carnforth Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with maps and statistics, Local Amenities and other useful information concerning Carnforth.
Are there restrictive covenants that are commonly identified as part of conveyancing in Carnforth?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Carnforth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a flat up to £235,500 and found one close by in Carnforth I like with amenity areas and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Carnforth in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you need a home loan the remaining unexpired lease term may be problematic. Discount the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least twenty four months you can ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor about this.
My husband and I are novice buyers - had an offer accepted, yet the estate agent has warned us that the owners will only issue a contract if we instruct the agent's preferred solicitors as they want an ‘expedited deal’. Our preferred option is to instruct a local conveyancer accustomed to conveyancing in Carnforth
It is highly unlikely the vendors are behind this. If they desire ‘a quick sale', alienating a serious purchaser is likely to cause more damage than good. Contact the sellers directly and make sure they comprehend that (a)you are keen to buy (b)you are ready to go, with finances in place © you do not need to sell (d) you intend to proceed fast (e)but you will continue to instruct your own,trusted Carnforth conveyancing solicitors - rather thanthose that will earn the negotiator at the agency a commission or meet his conveyancing targets set by corporate headquarters.
Why can't I complete my conveyancing in Carnforth on Easter Monday?
This is due to the fact that on completion the funds will pass between the banks of the purchaser and owner’s lawyer and at present this can only happen on a working day. It is not possible to complete on a saturday or sunday either.