Much to our surprise we have been notified by our IFA that my Leaves Green solicitor is not on the bank Solicitor panel. What can I do to be sure whether this is correct?
Your first step should be to contact your Leaves Green conveyancer. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they may be able to suggest a Leaves Green conveyancing firm that is on the conveyancing panel for your lender.
Finally the sale completed on my house in Leaves Green last November yet the purchaser is calling every few hours to say their conveyancer needs to hear from mysolicitor. What should my lawyer have done following completion?
Following your sale your lawyer should send the transfer deeds and all additional paperwork to the purchaser's solicitors. If applicable, your conveyancer should also evidence that the home loan has been redeemed to the buyers solicitors. There are no post completion formalities just for conveyancing in Leaves Green.
My conveyancer has informed me that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Leaves Green?
The right level of flying freehold indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and The Royal Bank of Scotland. Conveyancing lawyers as opposed to members of the public take out such insurances.
I am selling my apartment. I had a double glazing fitted in July 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, TSB are being difficult. The Leaves Green solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
I have finally had an offer on a flat in Leaves Green agreed to, but there is a chain. The owners have put an offer on somewhere, but it’s not yet agreed to, and have viewings of other flats in the pipeline. I have instructed a nearby conveyancing solicitor in Leaves Green. What should be my next step? When should I get the mortgage application with Yorkshire BS started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is in the region of £1k, then valuation, Leaves Green conveyancing search fees, etc). First, you should check that your lawyer is on the Yorkshire BS conveyancing panel. As to the subsequent stages this very much dictated by the specifics of your case, desire for this property and on the state of the market. During a buoyant market many buyers will apply for the mortgage with Yorkshire BS and pay for the valuation and only if it comes back ok would they pay their property lawyer to move forward with the conveyancing in Leaves Green.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Leaves Green. Conveyancing is necessary evil 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 Leaves Green
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.
I've recently bought a leasehold property in Leaves Green. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
We have reached the end of our tether in negotiating a lease extension in Leaves Green. Can this matter be resolved via the Leasehold Valuation Tribunal?
Most definitely. We can put you in touch with a Leaves Green conveyancing firm who can help.
An example of a Lease Extension case for a Leaves Green residence is 1 Southlands Court Southlands Road in September 2013. The Leasehold Valuation Tribunal determined that the premium to be paid by the tenant on the grant of a new lease, in accordance with section 56 and Schedule 13 of the Leasehold Reform, Housing and Urban Development Act 1993 was £30,541 This case affected 1 flat. The unexpired lease term was 50.57 years.
What can I expect to pay for conveyancing in Leaves Green?
The amount you are levied for Leaves Green conveyancing charges will vary dramatically from lawyer to lawyer. Given these variations it especially necessary for you to find this out when you first choose a lawyer. It is advisable to find a few fee estimate.