I am acquiring a property for cash in Cottingham. I have resided for the previous twelve years in Cottingham. Conveyancing searches are a lot of money. As I know the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a home loan, then almost all of the Cottingham conveyancing searches are non-obligatory. Your conveyancer will 'advise', no-doubt strongly, that you should have searches done, but she is duty bound to take that path of encouragement . One thing to take into account; if you are likely to sell the house in the future, it may be of importance to your prospective buyer what the searches determine. Sometimes premises with no practical issues can still throw up unexpected search results. A competent conveyancing solicitor in Cottingham will be able to give you some sensible advice here.
Having sold my house in Cottingham last March but my buyer keeps SMS messaging me complaining that her solicitor is waiting to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Post completion of your house sale your solicitor is duty bound to forward the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor must also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion steps unique to conveyancing in Cottingham.
I'm buying a new build house in Cottingham with the aid of help to buy. The builders would not reduce the price so I negotiated five thousand pounds worth of additionals instead. The house builders rep advised me not inform my conveyancer about this deal as it could adversely affect my loan with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a house in Cottingham prior to appointing conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor has said that some mortgage companies may refuse to give a mortgage on such a house.
It depends who your proposed lender is. HSBC has different requirements from Halifax. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cottingham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Cottingham to see if the conveyancing will be more expensive.
Last July I purchased a leasehold house in Cottingham. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Cottingham Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
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Its a good idea to discover as much as possible about the company managing the building as they will either make life much simpler or much more difficult. As the proprietor of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to practical issues such as the tidiness of the common parts. Don't be afraid to ask other tenants if they are happy with their management. In conclusion, investigate as to the dates that the maintenance fees are due to the appropriate party and specifically what you get for your money. Does the lease contain onerous restrictions? It would be sensible to investigate if there is anything that is prohibited in the lease. For instance it is fairly common in Cottingham leases that pets are not allowed in in a block in Cottingham. If you like the flatin Cottingham however your dog is not allowed to live with you then you will be presented with a hard decision.
Should one as executor remove a departed person's details from the title deeds for a property in Cottingham?
Where a Cottingham property is co-owned and one of the proprietors dies, the name will not immediately be removed from the Land Registry title. It is not necessary to amend the title as when it comes to a sale you would simply be required to evidence why the co owner is not included in the contract, normally this is in the form of a grant of probate.
With a view to making things more straight forward in the future you may apply to have the deceased person erased from the title by applying to HM Land Registry with evidence of the death. There is no charge from the Registry for this service.