I am being told by my solicitor that lack of planning permission insurance is needed on my purchase. What is the level of cover for Crowland conveyancing?
The right level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Santander and Leeds Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
Are all Crowland Conveyancing Quality Solicitors on the Clydesdale conveyancing list of approved solicitors?
A selection of banks and building societies now make use of the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their panels.
We had selected solicitors locally in Crowland on the RBS solicitor panel. They are now charging me a supplemental fee for the legal aspects of the RBS mortgage. Is this a supplemental conveyancing fee set by RBS?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your solicitor is entitled to levy a fee for this. This fee is not dictated by RBS but by your Crowland lawyer. Plenty of firms on the RBS panel will charge ’dealing with mortgage’ fee and others do not.
2 months have elapsed since my purchase conveyancing in Crowland concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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.
Just had an offer accepted on a new build flat in Crowland. 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 is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Crowland
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan.
We're new on the property ladder - had an offer accepted, but the agent advised that the vendor will only proceed if we appoint the agent's chosen lawyers as they want an ‘expedited deal’. My instinct tells me that we should use a local conveyancer accustomed to conveyancing in Crowland
We suspect that the owner is unaware of this demand. Should the owner require ‘a quick sale', alienating a genuine purchaser is likely to cause more damage than good. Speak to the vendors direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to appoint your preferred Crowland conveyancing solicitors - rather thanthose that will provide their estate agent a kickback or achieve conveyancing figures demanded by senior management.
I work for a long established estate agency in Crowland where we have experienced a number of flat sales put at risk as a result of leases having less than 80 years remaining. I have received conflicting advice from local Crowland conveyancing firms. Please can you clarify whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
An alternative approach is 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 purchaser.
Crowland Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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Be sure to find out if there are any onerous prohibitions in the lease. By way of example it is fairly common in Crowland leases that pets are not allowed in certain buildings in Crowland. If you like the flatin Crowland however your cat can’t live with you then you will be presented with a difficult determination. It is important to be aware if window replacement or some other major work is pending to be shared between the leaseholders and will dramatically increase the the service charges or necessitate a specific payment. The best form of lease structure is a share of the freehold. In this scenario the lessees benefit from being in charge if their destiny and although a managing agent is frequently employed where the building is larger than a house conversion, the managing agent retained by the leaseholders.
Are there any specific advantages to instructing a high street conveyancing practitioner in Crowland
Plenty of house movers in Crowland prefer a local conveyancing practitioner so that they can pop into the lawyer’s offices in the event that they have problems, and to collect documents rather than depending on the Royal Mail.
There is a slight benefit in opting for a solicitor nearby to a house you are hoping to purchase, due to the knowledge of the area and possible local concerns - however this is moot. The majority of conveyancers undertaking their work via the internet and could be any place in the world.