Completed the sale of my flat in Crewe last August but our buyer keeps SMS messaging every few hours complaining that his conveyancer needs to hear from myconveyancer. What should my lawyer have done following completion?
Following your house sale your lawyer is obliged to deliver the transfer documentation and all of the paperwork to the purchaser's solicitors. Depending on the transaction, your solicitor must also confirm that the home loan has been discharged to the purchasers solicitors. There is unlikely to be post completion requirements peculiar conveyancing in Crewe.
is it true that all Crewe solicitor practices on the Virgin Money conveyancing panel are governed by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Virgin Money approved list of solicitors they would need to be overseen by the Solicitors Regulatory Authority. The majority of lenders do permit licenced conveyancers on their panel and in that case the organisation would be overseen by the Council of Licensed Conveyancers.
We had selected solicitors based in Crewe on the UBS solicitor approved list. They have just billed me a separate amount for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee specified by UBS?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancing practitioner is entitled to levy a fee for this. The fee is not dictated by UBS but by your Crewe property lawyer. Numerous firms on the UBS panel will quote an ‘acting for lender’ fee but many firms include it on their overall fee.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Crewe building society branch on various occasions and was reassured it wasn't an issue and they will lend. My Crewe conveyancing solicitor - who is on the mortgage company conveyancing panel- called to say that they refuse to lend based on their specific requirements. I have no idea who is right.
The lawyer has to follow the Council of Mortgage Lenders’ Handbook section two specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
The estate agent has sent us the confirmation of our purchase of a new build flat in Crewe. 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 conveyancing.
Set out below are examples of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Crewe
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan. 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.
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At this site secure an accurate costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Crewe. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you choose them for your conveyancing in Crewe
I work for a busy estate agency in Crewe where we have witnessed a number of leasehold sales jeopardised as a result of leases having less than 80 years remaining. I have been given conflicting advice from local Crewe conveyancing firms. Could you clarify whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Crewe Leasehold Conveyancing - A selection of Queries Prior to buying
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Most Crewe leasehold apartments will incur a service charge for maintenance of the block invoiced by the freeholder. Where you acquire the property you will have to pay this amount, normally quarterly throughout the year. This may differ from a couple of hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all likelihood there will be a rentcharge for you to pay annual, ordinarily this is not a exorbitant figure, say approximately £50-£100 but you should to check as on occasion it can be many hundreds of pounds. Are any of leasehold owners in dispute over their service charge payments? Generally speaking the cost for major works are not incorporated into the service charges, although a few managing agents in Crewe obliged leasehold owners to pay into a sinking fund and this is used to offset against larger works.
Estate agents have just been given the go-ahead to market my ground floor flat in Crewe.Conveyancing is yet to be initiated but I have just had a quarterly maintenance charge demand – what should I do?
It best that you pay the maintenance contribution as normal given that all ground rent and service invoices should be apportionedas part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless 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. This will smooth the conveyancing process