I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being pedantic. The Dosthill solicitor who is on the Nottingham conveyancing panel is saying indemnity insurance will be fine but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
Nationwide have agreed my home loan in principle, my offer on a property in Dosthill has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (ensure that the conveyancers are on the lender’s panel). Call up Nationwide or your broker and finalise any appropriate documentation. Nationwide will instruct a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Nationwide will send the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Dosthill.
I have finally had an offer on a maisonette in Dosthill accepted, but there is a chain. The vendors have put an offer on somewhere, but it’s not yet tied up, and have viewings of other apartments booked. I have chosen a bricks and mortar conveyancing solicitor in Dosthill. What do I do now? At what stage should I apply for the mortgage with Co-operative?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Dosthill conveyancing search costs, etc). The first course of action is to check that your property lawyer is on the Co-operative conveyancing panel. As to the subsequent stages this very much dictated by the uniqueness of your case, desire for the property and on the state of the market. During a hot market many home buyers would apply for a home loan with Co-operative and pay for the valuation and only if it comes back ok would they request their solicitor to press on with searches.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a house in Dosthill? or Apparently there is a law dating back centuries that could mean that house owners residing in a parish church boundary will be compelled to contribute towards repairs to the chancel within the church. Is this applicable for conveyancing in Dosthill?
Unless a previous purchase of the house completed after 12 October 2013 you may assume that conveyancing practitioners delivering conveyancing in Dosthill to remain recommending a chancel search and or chancel repair liability insurance.
I am looking for a flat up to £235,500 and found one near me in Dosthill I like with amenity areas and railway links nearby, however it only has 52 remaining years left on the lease. There is not much else in Dosthill for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be an issue. 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 could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.
I am a couple of weeks into a leasehold purchase having been referred to solicitors by the selling agent to execute conveyancing in Dosthill. I am not happy. Could you help me find new solicitors?
A lawyer would need to be very poor in order to consider diss instructing them. Has the loan offer been generated? In the event that it has you need to make them aware of the new contact details and ensure the loan are re-issued. Your conveyancer needs to be on the lenders approved list to avoid added fees and complications. That should be your first question of the new conveyancers. Our search tool should assist you in finding a lender approved solicitor for your conveyancing in Dosthill
I have just started marketing my garden flat in Dosthill. Conveyancing lawyers have not yet been instructed, but I have just received a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as normal because all ground rent and maintenance charges should be apportioned on completion, 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 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 acquired a 2 bed flat in Dosthill, conveyancing having been completed half a dozen 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 properties in Dosthill with a long lease are worth £206,000. The ground rent is £45 invoiced every year. The lease runs out on 21st October 2092
With 66 years left to run we estimate the premium for your lease extension to range between £11,400 and £13,200 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
Is it true that a Dosthill conveyancing practice taken to court by clients for failing to conduct the appropriate conveyancing searches?
We are not aware of such a Dosthill conveyancing claim but according to a recent report, clients purchasing a house elsewhere in England successfully sued their lawyer due to development permission to erect a wind farm not being picked up in conveyancing searches.
If you are buying in Dosthill It is critical that your conveyancing practitioner purchase all Dosthill conveyancing searches required making sure that you have accurate and current information before purchasing a property.