I am due to exchange contracts on my house. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being pedantic. The Dosthill 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.
Coventry BS have agreed my mortgage in principle, my offer on a apartment in Dosthill has been agreed to, now what?
The estate agent will wish to know who your solicitors are (be sure the conveyancers are on the lender’s approved list). Contact Coventry BS or the financial adviser and finish off any outstanding forms. Coventry BS will instruct a valuer who will get in touch with the selling agent or seller to arrange a slot for the valuation to occur. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Coventry BS will issue the offer to you and your conveyancing practitioners. 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 an apartment in Dosthill agreed to, the vendors do nevertheless have a connected purchase. The vendors have offered on somewhere, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have chosen a nearby conveyancing solicitor in Dosthill. What should be my next step? At what stage do I apply for the mortgage with RBS?
It is understandable to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is in the region of one thousand pounds, then valuation, Dosthill conveyancing search fees, etc). The first course of action is to check that your solicitor is on the RBS conveyancing panel. Regarding the subsequent stages this very much dictated by the circumstances of your case, attraction to the property and on the state of the market. During a rising market many home buyers would apply for a home loan with RBS and arrange for the valuation and only if it was satisfactory would they request their solicitor to move forward with searches.
We are buying a house and the lawyer has referenced Chancel Repair for which the property may be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly warranted for conveyancing in Dosthill
Unless a prior purchase of the premises took place after 12 October 2013 you may assume that solicitors conducting conveyancing in Dosthill to remain recommending a chancel search and or chancel repair liability insurance.
I am looking for a flat up to £195,000 and found one close by in Dosthill I like with a park and transport 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 grave error acquiring a lease with such few years left?
If you need a home loan the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass 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 solicitor concerning this.
We are a fortnight into a residential purchase having been recommend to a firm by the high street agent to handle our conveyancing in Dosthill. I am am starting to be dissatisfied with the quality of service. Can you you assist me in finding new solicitors?
They would need to be really bad to suggest changing them. Has your mortgage offer been sent? In the event that it has you need to inform them of the replacement lawyer and have the mortgage documents are re-sent. Your conveyancer should be on the mortgage company panel to avoid escalating fees and complications. So that should be your first question of the new conveyancers. Our find a solicitor tool will assist you in finding a lender approved lawyer for your home move in Dosthill
I have just started marketing my ground floor flat in Dosthill. Conveyancing lawyers have not yet been instructed, but I have recently had a half-yearly maintenance charge demand – Do I pay up?
The sensible thing to do is pay the service charge as usual because all ground rent and maintenance charges should be apportioned on completion, so you should recover the relevant percentage by the purchaser 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 2 bed flat in Dosthill, conveyancing formalities finalised 3 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Dosthill with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2092
With only 66 years remaining on your lease we estimate the price of your lease extension to span between £11,400 and £13,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.
Is it true that a Dosthill conveyancing solicitor taken to court by a client for failing to conduct the appropriate conveyancing investigations?
Our attention has not be brought to such a Dosthill conveyancing matter but according to a recent report, a couple acquiring a home in Cumbria successfully sued their lawyer due to development permission to erect a wind farm failing to be identified in conveyancing searches.
Where you are purchasing in Dosthill It is essential that your property lawyer purchase all Dosthill conveyancing searches required making sure that you have accurate and up to date information before buying a home in Dosthill.