Having sold my house in Fleetwood last March but my buyer keeps SMS messaging daily to moan that his solicitor is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your disposal your lawyer should forward the transfer deeds and all supplemental paperwork to the purchaser's conveyancer. If applicable, your conveyancer should also send confirmation that the mortgage has been discharged to the buyers lawyers. There is unlikely to be post completion procedures specific conveyancing in Fleetwood.
I am being advised by my solicitor that absentee landlord insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Fleetwood?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Leeds Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I have a mortgage with UBS for my property in Fleetwood. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform UBS?
UBS must be informed of your intention before renting your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact UBS directly. You need not do this via a UBS conveyancing panel firm.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Fleetwood solicitor - who is on the Barclays conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays 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 solicitor 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 Fleetwood postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Fleetwood.
The estate agent has sent us the confirmation of our purchase of a new build flat in Fleetwood. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Fleetwood
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Please confirm the Lease plans are surveyor prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
Is it best to go with a Fleetwood conveyancing lawyer based in the location that I am hoping to buy? I have an old university friend who can execute the legal work but they are based over three hundred miles drive away.
The primary upside of using a local Fleetwood conveyancing firm is that you can drop in to execute paperwork, hand in your ID and pester them if necessary. Having local Fleetwood know how is a benefit. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were impressed that must outweigh using an unknown Fleetwood conveyancing lawyer just because they are local.
I am tempted by the attractive purchase price for a two maisonettes in Fleetwood both have about 50 years unexpired on the leases. should I be concerned?
There are plenty of short leases in Fleetwood. The lease is a legal document that entitles you to use the premises for a prescribed time frame. As a lease shortens the value of the lease reduces and results in it becoming more costly to extend the lease. This is why it is generally wise to increase the term of the lease. Sometimes it is difficulties arise selling premises with a short lease as mortgage companies less inclined to grant a loan on such properties. Lease enfranchisement can be a protracted process. We recommend you seek professional help from a conveyancer and surveyor with experience in this field.
I invested in buying a garden flat in Fleetwood, conveyancing having been completed in 2000. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Fleetwood with an extended lease are worth £211,000. The ground rent is £45 levied per year. The lease ends on 21st October 2093
With 68 years unexpired we estimate the premium for your lease extension to span 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 cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
My a decade ago. He has since got married, divorced and has recently remarried. He now wishes to the sell the Fleetwood property. I think he will simply be requested to supply copies of the marriage certificates to the property lawyer but he is worried it will frustrate the home sale. Should he instruct a lawyer to update the land title details for the house?
It is not absolutely necessary to update the title for the property providing you have the evidence required to show how the name change has come about.
Any buyer’s property lawyer will review the registered details and need evidence by way of proof of the name change for instance marriage certificates.