Are the Duston conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Duston conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
I have Fifty Six years left on my lease and require a lease extension for my apartment in Duston. Conveyancing solicitors on the Platform panel can deal with such extensions right?
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are obtaining a mortgage then your lender may insist that the lease be extended before competition. Platform have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/12/2024 the requirements read as follows :
This question may be naive but I am wet behind the ears as a first time buyer of a two bedroom flat in Duston. Do I receive the keys to the property on the completion date from my lawyer? If so, I will appoint a local conveyancing solicitor in Duston?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you should be invited to collect the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
I can not fathom if my bank requires a lease extension. I have called into my local Duston building society branch on numerous occasions and was told it wasn't a problem and they would lend. My Duston conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
The lawyer must follow the Council of Mortgage Lenders’ Handbook section two specifications for your bank. 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 lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Having digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Duston solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Duston postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Duston.
How does conveyancing in Duston differ for new build properties?
Most buyers of new build premises in Duston come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because new home sellers in Duston usually purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Duston or who has acted in the same development.
My father-in-law has recommend that I use his conveyancing solicitors in Duston. Should I use them?
There are no two ways about it it’s preferable to find a conveyancing practitioner is to have recommendations from friends or family who have experience in using the solicitor that you are are thinking of instructing.
I am hoping to complete next month on a studio apartment in Duston. Conveyancing lawyers assured me that they are sending me a report next week. What should I be looking out for?
The report on title for your leasehold conveyancing in Duston should include some of the following:
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Does the lease prevent you from renting out the property, or working from home Do you need to have carpet in the flat or are you allowed wood flooring? Your lawyers should enable you to have an understanding of the insurance provisions Additions to the flat Advice as to the provision in the lease to to contribute towards maintenance costs - in respect of the block, and the wider rights a lessee has
Duston Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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How much is the service charge and ground rent on the apartment? Its a good idea to find out as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. Being a leasehold owner you will be at the mercy of the managing agents from a financial perspective and when it comes to daily issues like the tidiness of the common parts. Enquire of other tenants whether they are happy with them. Finally, find out the dates that the service charges are due to the appropriate party and precisely how they are spending the funds. If a Duston lease has less than eighty years it will impact the marketability of the property. It is worth checking with your lender that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and you need to have some idea of how much this will be. Remember, in most cases you would be required to have owned the residence for a couple of years in order to be legally able to exercise a lease extension.