All was ready to move into my new home in Harpenden next Friday. My conveyancer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?
All property lawyers on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These obligations are not specific to conveyancing in Harpenden.
I am intent on selling our house in Harpenden and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A high street Harpenden conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed a web based conveyancing outfit as opposed to a conveyancing solicitor in Harpenden. Having lived in Harpenden for 5 years we know of no issue. Should we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Just had an offer accepted on a new build flat in Harpenden. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Harpenden
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Please confirm the Lease plans are surveyor prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Given that I will soon spend hundreds of thousands of pounds on a two bedroom apartment in Harpenden I wish to talk to a lawyer regarding theconveyancing prior to instructing the firm. Can this be arranged?
We could not agree more - it is our preference to talk to you we do not take any clients on without you speaking to the lawyer due to be doing your conveyancing in Harpenden.There is no ‘factory style conveyancing’ - each client is an important person, not a case number. The practices that we put you in touch with believe that the figure you are quoted for your conveyancing in Harpenden should be the amount on the final invoice that you end up paying.
I’m about to sell my garden apartment in Harpenden. Conveyancing solicitors are to be appointed soon, but I have recently received a quarterly service charge demand – Do I pay up?
The sensible thing to do is discharge the maintenance contribution as you normally would given that all ground rent and service invoices will be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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. This will smooth the conveyancing process.
Harpenden Leasehold Conveyancing - A selection of Queries before buying
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It would be prudent to find out if the the lease includes any adverse restrictions in the lease. For instance it is very common in Harpenden leases that pets are not allowed in certain buildings in Harpenden. If you like the flatin Harpenden yet your dog is not allowed to live with you then you will be presented with a hard decision. Plenty Harpenden leasehold properties will incur a service bill for the upkeep of the building levied by the freeholder. Should you acquire the flat you will have to pay this contribution, usually periodically throughout the year. This can be anything from a couple of hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent to be met annual, this is usually not a exorbitant figure, say around £25-£75 but you should to check as occasionally it can be many hundreds of pounds. Who manages the building?
Do online conveyancing organisations cover everything a local Harpenden solicitor does or do I still need to retain a solicitor for the final stages for my conveyancing in Harpenden?
If you instruct an online conveyancer they will undertake all the work your Harpenden solicitor would cover.