I have given 8 weeks notice to my current landlord and have to be out of my rented flat in Fallowfield by the end of next month. Conveyancing on my purchase is progressing. Can I complete in a couple of weeks as don't want to have to find temporary accommodation?
It is unwise to provide notice for your letting until you have exchanged. If you have not previously done so, notify to your solicitor and request that they apply pressure on the sellers lawyers, try to get a realistic time scale from them that all parties will aim to achieve
Do the Building Society Association intend to launch a searchable register to to identify law firms on the Coventry BS conveyancing panel for instance in Fallowfield?
We are not aware of any plans on the part of the BSA to develop such a search facility.
I am assisting my sister sell her flat in Fallowfield. Does the conveyancer commission an EPC or it is for the owner to coordinate?
Following the demise of Home Information Packs, EPC’s was kept a required element of selling a house. An EPC must be commissioned prior to the property being marketed. This is not as aspect of the sale process that solicitors ordinarily organise. If you are using a Fallowfield conveyancing practitioner they might be able to arrange energy performance certificates due to their relationships with long established local assessors
Completion of my remortgage has taken place for my property in Fallowfield. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Department at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I am due to exchange contracts on my flat. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being pedantic. The Fallowfield solicitor who is on the Clydesdale conveyancing panel is saying indemnity insurance will be fine but Clydesdale are insisting on a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to take this when purchasing a property in Fallowfield? or Apparently there is historic law that could mean that homeowners residing in a parish church boundary will be compelled to contribute towards repairs to the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Fallowfield?
Unless a previous purchase of the property completed after 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Fallowfield to continue to recommend a chancel search and or chancel repair liability insurance.
I used Arc property Solicitors several years past for my conveyancing in Fallowfield. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Fallowfield of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I am attracted to a two flats in Fallowfield both have in the region of forty five years remaining on the lease term. Will this present a problem?
There are no two ways about it. A leasehold flat in Fallowfield is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the value of the property. The majority of buyers and banks, leases with under eighty years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a residence with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Fallowfield conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a leasehold flat in Fallowfield, conveyancing was carried out April 2011. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Fallowfield with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2095
You have 69 years remaining on your lease we estimate the price of your lease extension to be between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.