I sincerely hope you can help me. My Clifton conveyancer is informing me me that he is legally obliged toapply for Clifton conveyancing searches resulting from the fact thatthe firm are on the Lloydsapproved lawyer panel. Do I not have any say here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a lender your conveyancing practitioner has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the CML Handbook conditions . Even if you were a cash buyer you would be ill advised not to carry out Clifton conveyancing searches.
When does exchange of contracts occur in purchase conveyancing in Clifton and do I need to attend the solicitors office?
If you are local to one of the conveyancing solicitors in Clifton you are welcome to attend to sign documents. However, the law practices we work with supply a countrywide conveyancing service and give as equally detailed and professional a job for you when communicating with you digitally. The signing of the contract is not the point of no return. Signing on the dotted line simply enables the conveyancer to address the formalities at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Clifton)to be in the office at the appropriate time.
I can see plenty of here about conveyancing in Clifton but can you isolate your top tip for appointing the right conveyancer in Clifton
It would be unwise to be seduced by the cheapest Clifton conveyancing quote. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am selling my flat. I had a double glazing fitted in September 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Clydesdale are being a right pain. The Clifton solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
After what seems like an age I have had an offer on an apartment in Clifton agreed to, the owners do however have a tied purchase. The vendors have put an offer on a flat, but it’s not yet agreed to, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in Clifton. What should be my next step? When do I get the mortgage application with Nationwide going?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur expenses prematurely (mortgage application is in the region of one thousand pounds, then valuation, Clifton conveyancing search costs, etc). First, you must ensure that your solicitor is on the Nationwide conveyancing panel. Concerning the next stages this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a rising market the majority of home buyers would apply for a home loan with Nationwide and pay for the valuation and only if it comes back ok would they request their property lawyer to proceed with searches.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who did the conveyancing in Clifton 5 years ago no longer exist. What do I do?
These day there are duplicates made of almost everything, and your solicitor should know precisely where to locate all the suitable paperwork so you may purchase or dispose of your house without a hitch. Where copies are not available, your solicitor may be able to put in place insurance or indemnities protecting you against future claims on your property.
The estate agent has sent us the confirmation of our purchase of a new build flat in Clifton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Clifton
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
There are only Fifty years unexpired on my flat in Clifton. I now want to get lease extension but my freeholder is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the lessor. On the whole an enquiry agent would be useful to try and locate and prepare a report which can be used as proof that the landlord can not be located. It is wise to seek advice from a property lawyer in relation to devolving into the landlord’s absence and the application to the County Court overseeing Clifton.
I bought a leasehold flat in Clifton, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Clifton with a long lease are worth £201,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2089
With 64 years unexpired the likely cost is going to be between £14,300 and £16,400 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.