My fiance and I are planning to buy a home in Kelvedon and have appointed a Kelvedon conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report with the expectation that exchange is imminent. Aldermore have this morning contacted us to inform me that they have now hit a problem as our Kelvedon solicitor is not on their approved list of lawyers. What do we do from here?
When purchasing a property with mortgage finance it is normal for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your lender and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on the lender’s conveyancing panel as you are at liberty to use your preferred Kelvedon lawyers, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.
I have given 2 months notice to my existing landlord and must be out of my let out flat in Kelvedon by 8/12/2025. Conveyancing on my purchase is progressing. How realistic is it to complete in 4 weeks as I wish to avoid having to find short term accommodation?
Generally one should not give notice on a rental unless your lawyer suggests that you should. If you have not already done so, notify to your conveyancer and ask them to they seek the assistance the sellers side, try to get a realistic time scale from them that everyone will aim to achieve
I am helping my niece sell her flat in Kelvedon. Will the conveyancing solicitor arrange an energy performance certificate or should I organise this?
Following the abolition of Home Packs, energy performance certificates remained a mandatory component of moving house. An energy performance certificate should be to hand before the property is marketed. This is not as aspect of the sale process that law firms normally organise. Where you are instructing a Kelvedon conveyancing solicitor they may be willing to arrange energy assessments given their relationships with long established Kelvedon energy assessors
I currently have a mortgage with Nationwide for my property in Kelvedon. Conveyancing has been completed some time ago. Should I wish to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Nationwide?
Nationwide must be informed of your intention prior to letting out your property as this is likely to be a breach of Nationwide’s mortgage conditions. It may be that Nationwide 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 Nationwide directly. You need not do this via a Nationwide conveyancing panel firm.
I am due to exchange contracts on my house. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nationwide are being problematic. The Kelvedon 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Kelvedon. 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.
Here are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Kelvedon
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Forfeiture - bankruptcy or liquidation must not apply under this provision. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please confirm the Lease plans are surveyor prepared.
In what way does the Landlord & Tenant Act 1954 affect my commercial offices in Kelvedon and how can your lawyers assist?
The 1954 Act affords protection to business lessees, giving them the dueness to apply to court for a continuation of occupancy at the end of an expired lease. There are limited grounds where a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Kelvedon is one of the hundreds of areas of the UK in which our lawyers are located
Back In 2006, I bought a leasehold flat in Kelvedon. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Kelvedon who previously acted has now retired. Any advice?
First contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Kelvedon conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 1 bedroom flat in Kelvedon, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Kelvedon with over 90 years remaining are worth £216,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2095
With just 70 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.