Forgive me if this question is silly but I am unseasoned as a 1st time purchaser of a garden flat in Enderby. Do I collect the keys to the property on completion from my conveyancer? If so, I will find a High Street conveyancing solicitor in Enderby?
On the day of completion you will not be required to attend the conveyancers office in Enderby. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be able to pick up the keys from the selling Agents and start moving into the property. This tends to happen early afternoon.
After months of negotiation I have agreed a price on an apartment in Enderby. My financial adviser recommended their conveyancers. I paid an upfront payment of £225. A few days later, the solicitor contacted me to say that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in February 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being problematic. The Enderby solicitor who is on the Principality conveyancing panel is recommending indemnity insurance as a solution but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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.
My relative suggested that if I am purchasing in Enderby I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Enderby conveyancing searches. It is not a small document of more than thirty pages, listing and detailing important information about Enderby around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Enderby Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Enderby.
How does conveyancing in Enderby differ for new build properties?
Most buyers of new build property in Enderby approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Enderby tend to acquire the real estate, 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 accustomed to new build conveyancing in Enderby or who has acted in the same development.
I am looking for a leasehold apartment up to £305k and found one near me in Enderby I like with a park and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Enderby suitable, so just wondered if I would be making a mistake acquiring a short lease?
If you require a mortgage the shortness of the lease may be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this.
Hoping to buy a property located in Enderby and I am already nervous. I couldn't find anything specific about Enderby. Conveyancing will be needed in due course but do you know about the Enderby area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Enderby. In the meantime here are some basic statistics that we found
I work for a reputable estate agent office in Enderby where we have witnessed a number of flat sales jeopardised as a result of short leases. I have been given conflicting advice from local Enderby conveyancing solicitors. Can you confirm whether the seller of a flat can instigate the lease extension process for the buyer?
As long as the seller has been the owner 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 wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the disposal of the property.
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.
Leasehold Conveyancing in Enderby - Sample of Questions you should ask before buying
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The prefered form of lease structure is a share of the freehold. In this situation the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is usually retained if it is larger than a house conversion, the managing agent is directed by the tenants. If a Enderby lease has fewer than 80 years it will have adverse implications on the salability of the apartment. Check with your bank that they are content with residual term of the lease. Leases with fewer than 80 years remaining means that you will probably have to extend the lease sooner rather than later and it is worth discovering how much this will be. Remember, in most cases you would need to own the property for two years in order to be eligible to exercise a lease extension. It is important to be aware if a new roof is being put on or some other significant cost is coming up that will be shared amongst the leaseholders and will dramatically increase the the service costs or necessitate a specific payment.