We see that you have a post code search directory identifying solicitors on the Yorkshire BS conveyancing panel. Do companies pay you a commission if I appoint them for our own conveyancing in Coombe?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Coombe.
We have a mortgage agreed in principle with Yorkshire BS. Coombe conveyancing solicitors have been chosen. How long does it take for Yorkshire BS to send the offer to the property lawyer?
Some lenders take longer than others. Have Yorkshire BS done the survey? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my apartment. I had a double glazing fitted in November 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being a right pain. The Coombe solicitor who is on the Aldermore conveyancing panel is saying indemnity insurance will be fine but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
At last I have had an offer on a flat in Coombe agreed to, the owners do however have a tied purchase. The sellers have offered on a property, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Coombe. What do I do now? At what stage do I apply for the mortgage with Bank of Ireland?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx £1k, then survey, Coombe conveyancing search charges, etc). The first course of action is to check that your conveyancer is on the Bank of Ireland conveyancing panel. As to the next stages this very much depends on the circumstances of your transaction, attraction to this property and on the state of the market. During a rising market many home buyers would apply for a home loan with Bank of Ireland and arrange for the valuation and only if it was satisfactory would they ask their lawyer to press on with searches.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who dealt with the conveyancing in Coombe 4 years ago no longer exist. What are my options?
You no longer need to hold title official documentation to establish that you are the owner of your registered land or premises, given that the Land Registry hold details of all registered land or property electronically.
How does conveyancing in Coombe differ for newly converted properties?
Most buyers of new build or newly converted property in Coombe come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is built. This is because developers in Coombe usually purchase 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 conveyancing solicitors 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 Coombe or who has acted in the same development.
What does commercial conveyancing in Coombe cover?
Coombe conveyancing for business premises covers a wide array of guidance, provided by qualified solicitors, relating to business premises. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such issues? Can you recommend a Coombe conveyancing firm to assist?
You certainly can. We are happy to put you in touch with a Coombe conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Coombe property is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case was in relation to 4 flats. The unexpired term was 98 years.
In relation to leasehold conveyancing in Coombe what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Coombe. Most leases are drafted differently and drafting errors can sometimes mean that certain sections are not included. The following missing provisions could result in a defective lease:
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Repairing obligations to or maintain parts of the building Clauses dealing with recovering service charges for expenditure on the building or common parts.
A defective lease will likely cause issues when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. Halifax, Coventry Building Society, and Godiva Mortgages Ltd all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.