I am assisting my aunt sell her property in Highcliffe. Does the solicitor commission the energy assessment or it is for me to coordinate?
After the abolition of Home Information Packs, EPC’s was retained a compulsory part of moving house. An energy assessment should be to hand prior to the property being placed on the market. This is not something that lawyers normally arrange. Where you are instructing a Highcliffe conveyancing solicitor they may help arrange energy assessments given their relationships with reputable local energy assessors
We have agreed to purchase a house in Highcliffe. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Co-operative be concerned?
As your lender is Co-operative your lawyer must comply with the formal requirements outlined in Section 2 of UK Finance Lenders’ Handbook for Co-operative. The Council of Mortgage Lenders’ Handbook stipulates minimum specifications for solar panel roof-space leases, and lawyers are required to report to Co-operative where a lease fails to meet these conditions. The specifications relate to the installation of panels on properties nationwide and is not isolated to Highcliffe.
I am due to exchange contracts on my flat. I had a double glazing fitted in September 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, RBS are being a right pain. The Highcliffe solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
Will commercial conveyancing searches reveal impending roadworks that may impact a commercial site in Highcliffe?
Many commercial conveyancing solicitors in Highcliffe will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Highcliffe. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Highcliffe.
For each commercial conveyancing transaction in Highcliffe it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can cause delays to Highcliffe commercial conveyancing deals as well as pose a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Highcliffe.
I have recentlyfound out that Wolstenholmes have closed. They conducted my conveyancing in Highcliffe for a purchase of a leasehold flat 18 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The quickest method to see if the premises is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Highcliffe conveyancing specialists.
Just had an offer accepted on a new build apartment in Highcliffe. Conveyancing is a frightening process 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 are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Highcliffe
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
I was recommended by three or four local property agents in Highcliffe to get a quote from a conveyancer on your site. What’s the financial upside for Estate Agents to market your lawyers over and above another?
We refuse to make any referral fee for sending work to this site. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
My fiance and I may need to sub-let our Highcliffe 1st floor flat for a while due to taking a sabbatical. We instructed a Highcliffe conveyancing firm in 2001 but they have since shut and we did not think at the time seek any advice as to whether the lease allows us to sublet. How do we find out?
A small minority of properties in Highcliffe do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I bought a basement flat in Highcliffe, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Highcliffe with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease terminates on 21st October 2089
With 64 years unexpired we estimate the premium for your lease extension to be between £14,300 and £16,400 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.