I am need of leasehold conveyancing for a flat in a fairly new development (6 years built) in Highbridge. 95% of the appartments have already been sold. Is it really necessary to order neighbourhood searches as part of conveyancing in Highbridge?
You are opening yourself up to an unnecessary risk in failing carrying out Highbridge conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that you have them. Where time pressures and expenses are primary concerns you should discuss with your lawyer about the options such as lack of search insurance available to you
I just acquired a house at auction in Highbridge. Conveyancing is required. What is next?
Now that you have to in every practical sense signed on the dotted line you should instruct a conveyancing lawyer soon as you will have a tight deadline in which to complete the deal. An auction property will ordinarily have an associated legal pack. This will likely include evidence of title and search results. If you have purchased leasehold property the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should hand this to the solicitor instructed by you ASAP. Do make sure that that you have the requisite funding organised to complete on the on the contractual date .
We had chosen conveyancing lawyers with offices in Highbridge on the Leeds Building Society solicitor approved list. They are now charging me a further amount for dealing with the Leeds Building Society mortgage. Is this a supplemental conveyancing fee specified by Leeds Building Society?
Provided it is contained in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Leeds Building Society but by your Highbridge property lawyer. Plenty of firms on the Leeds Building Society panel will quote an ‘acting for lender’ fee and others do not.
I am selling my house. I had a double glazing fitted in May 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Skipton are being problematic. The Highbridge solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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 advised me that if I am buying in Highbridge I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is sometimes quoted for as part of the standard Highbridge conveyancing searches. It is a large report of about 40 pages, listing and detailing important information about Highbridge around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Highbridge Education with maps and statistics, Local Amenities and other useful information concerning Highbridge.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Highbridge. Conveyancing is necessary evil 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 conveyancing.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Highbridge
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? There must be mutual enforceability of lessee’s covenants. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I opted to have a survey completed on a property in Highbridge before appointing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks will refuse to grant a mortgage on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Nationwide. Should you wish to call us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Highbridge. Conveyancing will be smoother if you use a solicitor in Highbridge especially if they are acquainted with such properties in Highbridge.
Should local authority consent be necessary to change a house into a couple of appartments in Highbridge? This has occurred to a property adjacent to a friend in Highbridge and was not aware of it happening until it was finished.
Planning consent is necessary for converting a single house in Highbridge into apartments but possibly not for reverting once again to single dwelling-house so, in answer to your question, yes.