My brother-in-law has suggested I instruct a conveyancing solicitor in Chesham. I I would like to check if they are accepted on the The Royal Bank of Scotland conveyancing panel. Could you or the lender confirm if they are on the panel?
The first thing you should do is phone the solicitor and enquire whether they are on the lender panel. Alternatively you should call The Royal Bank of Scotland who may be able to assist.
Can you help - my lawyer advises that lack of right of way insurance is required on my purchase. What is the level of cover for Chesham conveyancing?
The appropriate level of lack of right of way indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Bank of Scotland. Conveyancing solicitors as opposed to borrowers take out such insurances.
We previously selected conveyancers with offices in Chesham on the Principality solicitor panel. They have just billed me a further charge for dealing with the Principality mortgage. Is this an additional conveyancing fee specified by Principality?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancing practitioner may charge a fee for this. This charge is not set by Principality but by your Chesham conveyancer. Plenty of firms on the Principality panel will quote an ‘acting for lender’ fee and others do not.
I was told three weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Chesham is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
My wife and I are downsizing from our house in Chesham and according to the buyers it appears that there is a risk of it being constructed on contaminated land. Any high street Chesham conveyancer would know this is not the case. It does beg the question why the purchasers are using a web based conveyancing firm as opposed to a conveyancing solicitor in Chesham. Having lived in Chesham for 5 years we know that this is a non issue. Do we get in touch with our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
How does conveyancing in Chesham differ for newly converted properties?
Most buyers of new build premises in Chesham approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Chesham typically buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Chesham or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, chain free conveyancing. Chesham is the location of the property. Can you offer any assistance?
Flying freeholds in Chesham are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Chesham you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Chesham may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I have just started marketing my 2 bed apartment in Chesham. Conveyancing is yet to be initiated, but I have recently had a half-yearly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the invoice as normal because all ground rent and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Chesham Leasehold Conveyancing - Examples of Questions you should consider before Purchasing
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The prefered form of lease arrangement is if the freehold interest is in the ownership of the leaseholders. In this situation the leaseholders benefit from control and notwithstanding that a managing agent is usually retained where it is larger than a house conversion, the managing agent is directed by the tenants. How much is the annual maintenance fee and ground rent? Does the lease contain onerous restrictions?