What happens if my lawyer’s firm is suspended from the Leeds Building Society Solicitor panel ahead of completing my conveyancing in Countesthorpe?
First, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit at a cost.
My wife and I purchasing a detached bungalow in Countesthorpe. We would like to carry out an extension to the side at the house.Will the conveyancing process involve enquiries to determine if these works were previously refused?
Your property lawyer will review the deeds as conveyancing in Countesthorpe can on occasion identify restrictions in the title deeds which restrict certain alterations or need the consent of a 3rd party. Some works require local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
I am due to exchange contracts on my apartment. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Countesthorpe solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
My sealed bid on a semi in Countesthorpe has been accepted, but there is a chain. The owners have put an offer on a property, but it’s not yet agreed to, and have viewings of other properties booked. I have instructed a high street conveyancing solicitor in Countesthorpe. What do I do now? When should I get the mortgage application with UBS started?
It is normal to have anxieties where there is a chain as you are unlikely to want to incur costs too early (mortgage application is in the region of £1k, then valuation, Countesthorpe conveyancing search fees, etc). First, you should ensure that your solicitor is on the UBS conveyancing panel. Concerning the next phase this very much dictated by the circumstances of your case, attraction to this property and on the state of the market. During a rising market some purchasers would apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they ask their lawyer to proceed with searches.
Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Countesthorpe I like with amenity areas and station in the vicinity, however it only has 61 years on the lease. I can't really find anything else in Countesthorpe suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this matter.
How straightforward is it to use the search app to locate a conveyancing lawyer in Countesthorpe on the approved list for my lender?
Step one is to select a lender such as Halifax, Barnsley Building Society or Britannia then specify your location such as Countesthorpe. Conveyancing practices in Countesthorpe and across England and Wales will then be listed.
Due to sign contracts shortly on a ground floor flat in Countesthorpe. Conveyancing lawyers inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Countesthorpe should include some of the following:
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if lease caters for for a reserve fund? What options are open to you if a neighbour breaches a clause of their lease? An explanation as to the provision in the lease to pay service charges - in relation to the building, and the wider rights a leaseholder enjoys Repair and maintenance of the premises You need to be advised what constitutes a Nuisance in the lease
Leasehold Conveyancing in Countesthorpe - A selection of Questions you should ask before buying
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How is the lease structured? How long is the Lease?
Are the Countesthorpe conveyancing lawyers identified as being on the bank conveyancing panel, together with their details provided by the mortgage company?
Countesthorpe firms and firms carrying out conveyancing in Countesthorpe themselves provide us confirmation that they are on the lender conveyancing panel as opposed to being supplied with a list from the bank directly.