My Conveyancer in Hurstpierpoint is not listed on the Clydesdale Conveyancing Panel. Can I still continue with my prefered solicitor notwithstanding that they are not on the Clydesdale approved list?
The limited options available to you here include:
- Complete the purchase with your existing Hurstpierpoint lawyers but Clydesdale will need to retain a lawyer on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and result in frustration.
- Get a new lawyer to act in the conveyancing, not forgetting to check they are on the Clydesdale panel
When it comes to mortgage companies such as Co-operative, do Hurstpierpoint solicitors have to pay a yearly amount to be on the list of approved solicitors?
We are not aware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
It is unclear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have telephoned my Hurstpierpoint building society branch on various occasions and was advised it wasn't a problem and they will lend. My Hurstpierpoint conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their published requirements. Who do I believe?
The conveyancer has to comply with the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am selling my apartment. I had a double glazing fitted in February 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Nationwide are being difficult. The Hurstpierpoint solicitor who is on the Nationwide conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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 affect a commercial premises in Hurstpierpoint?
Many commercial conveyancing solicitors in Hurstpierpoint will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in researching accurate data on highways that impact buildings and development assets in Hurstpierpoint. The report provides 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 Hurstpierpoint.
For every commercial conveyancing transaction in Hurstpierpoint it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately may result in delays to Hurstpierpoint commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Hurstpierpoint.
I am using a search engine for the phrase on line conveyancing in Hurstpierpoint it shows results of many conveyancersin the area. With so much choice what is the best way to find the right solicitor for my move?
The best way of finding a suitable conveyancer is through a trusted recommendation, so enquire of friends and those you trust who have bought a property in Hurstpierpoint or a local estate agent or financial adviser. Charges for conveyancing in Hurstpierpoint differ, so it's advisable to request a minimum of three fee estimates from different solicitors. Make sure that you clarify what costs in the quote includes.
I am tempted by the attractive purchase price for a two flats in Hurstpierpoint both have about fifty years left on the lease term. Do I need to be concerned?
There are plenty of short leases in Hurstpierpoint. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the marketability of the lease decreases and results in it becoming more expensive to extend the lease. This is why it is often a good idea to extend the lease term. It is often difficulties arise selling premises with a short lease because mortgage lenders less inclined to grant a loan on such properties. Lease extension can be a protracted process. We recommend you seek professional help from a conveyancer and surveyor with experience in this arena.
I acquired a 1st floor flat in Hurstpierpoint, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Hurstpierpoint with a long lease are worth £197,000. The ground rent is £55 yearly. The lease finishes on 21st October 2079
You have 55 years left to run the likely cost is going to span between £31,400 and £36,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
Estate agents have just been given the go-ahead to market my basement flat in Hurstpierpoint.Conveyancing lawyers have not yet been instructed however I have recently had a half-yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as usual as all rents and service charges will be apportionedon completion, 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