I do hope you can assist me. My Coventry lawyer is advising me that he has toconduct Coventry conveyancing searches stemming from the fact thatthe firm are on the Santanderapproved lawyer panel. Is this really necessary?
You have limited options available to you. As you are taking a mortgage with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your solicitor would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Coventry conveyancing searches.
It is 10 years ago since I bought my house in Coventry. Conveyancing solicitors have now been instructed on the sale but I am unable to track down my title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be kept by the lender or they may be archived with the lawyers who oversaw your purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers acquiring up to date copy of the land registers. Nearly all conveyancing in Coventry involves registered property but in the rare situation where your property is unregistered it is more problematic but is resolvable.
I am assisting my mother sell her flat in Coventry. Does the conveyancing solicitor commission an energy performance certificate or should I organise this?
After the abolition of Home Information Packs, energy assessments was retained a mandatory element of selling a house. An energy assessment should be commissioned in advance of the property being advertised. This is not something that solicitors ordinarily arrange. If you are instructing a Coventry conveyancing solicitor they might be able to arrange EPC’s due to their contacts with reputable Coventry energy assessors
When it comes to lenders such as Nottingham, do Coventry lawyers incur an annual charge to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
Nottingham have agreed my mortgage in principle, my bid on a apartment in Coventry has been agreed to, what happens next?
Your estate agent will wish to be advised as to your conveyancer's details (be sure the conveyancing practitioners are on the bank’s panel). Telephone Nottingham or the financial adviser and complete any relevant paperwork. Nottingham will appoint a valuer who will get in touch with the estate agent or vendor to book a slot for the valuation to take place. Once carried out (assuming no problems) it takes on average a fortnight for the mortgage offer to be issued. Nottingham will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Coventry.
My wife and I are selling our house in Coventry and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing firm rather than a conveyancing solicitor in Coventry. We have lived in Coventry for many years we know of no issue. Is it a good idea to contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am buying a new build apartment in Coventry. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Coventry
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Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan. There must be mutual enforceability of lessee’s covenants. 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. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I’m about to sell my garden flat in Coventry. Conveyancing is yet to be initiated, but I have recently received a quarterly service charge demand – Do I pay up?
It best that you pay the maintenance contribution as you normally would given that all rents and service charges will be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a basement flat in Coventry, conveyancing formalities finalised 4 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? Corresponding flats in Coventry with over 90 years remaining are worth £211,000. The ground rent is £45 levied per year. The lease ends on 21st October 2093
You have 67 years unexpired we estimate the premium for your lease extension to span between £10,500 and £12,000 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.