I am purchasing a flat and need a conveyancing solicitor in Corston who is on the Barnsley Building Society approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Corston. We dont recommend any particular firm.
I am selling my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Kent Reliance are being a right pain. The Corston solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
I have instructed a Corston conveyancing practitioner having made sure that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Corston postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Corston.
My offer on a property in Corston has been accepted, but there is a chain. The sellers have placed an offer on on an apartment, but it’s not yet tied up, and have viewings of other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Corston. What do I do now? At what point should I apply for the mortgage with UBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is approx £1k, then survey, Corston conveyancing search fees, etc). First, you must check that your lawyer is on the UBS approved list. Regarding the next steps this very much dictated by the circumstances of your case, desire for this property and on the state of the market. In a buoyant market the majority of home buyers would apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they pay their conveyancing practitioner to press on with the conveyancing in Corston.
Will our lawyer be asking questions concerning flooding during the conveyancing in Corston.
The risk of flooding is if increasing concern for solicitors conducting conveyancing in Corston. Plenty of people will purchase a property in Corston, fully expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. There are steps that can be taken during the course of a house purchase to forewarn the purchaser.
Lawyers are not qualified to offer advice on flood risk, however there are a number of searches that can be initiated by the buyer or by their lawyers which can give them a better appreciation of the risks in Corston. The standard property information forms sent to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the seller to find out if the premises has ever been flooded. If the premises has been flooded in past which is not revealed by the owner, then a purchaser could commence a compensation claim resulting from an inaccurate response. The purchaser’s solicitors should also commission an environmental report. This will reveal if there is any known flood risk. If so, more detailed inquiries should be made.
five months have elapsed following my purchase conveyancing in Corston took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a quick, chain free conveyancing. Corston is where the house is located. Can you shed any light on this issue?
Flying freeholds in Corston are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Corston you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Corston 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 property.
I've found a house that appears to be perfect, at a great price which is making it all the more appealing. I have subsequently found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Corston. Conveyancing lawyers have are about to be instructed. Will they explain the issues?
Most houses in Corston are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are purchasing in Corston in which case you should be looking for a Corston conveyancing solicitor and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as obtaining the freeholder’sconsent to conduct changes to the property. You may also be required to pay a service charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will report to you on the legal implications.
I invested in buying a ground floor flat in Corston, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Corston with an extended lease are worth £197,000. The ground rent is £55 per annum. The lease ceases on 21st October 2080
You have 55 years unexpired we estimate the price of your lease extension to span between £31,400 and £36,200 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.