Please help - my lawyer advises that chancel insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Little Hulton?
The right level of chancel indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Leeds Building Society. Conveyancing solicitors as opposed to members of the public take out such policies.
We were going to get a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Little Hulton solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Little Hulton solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
After shopping around on the internet I have found a Little Hulton conveyancer having made sure that they are on the Bank of Ireland conveyancing panel. Does my lawyer arrange the survey of the property?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Little Hulton postcode. As you are getting a mortgage with Bank of Ireland, you could contact them to see if they have a list of approved surveyors in Little Hulton.
My friend suggested that where I am purchasing in Little Hulton I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Little Hulton conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Little Hulton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Little Hulton Education with plans and statistics, Local Amenities and other useful information regarding Little Hulton.
3 months have gone by since my purchase conveyancing in Little Hulton concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey completed on a house in Little Hulton ahead of instructing conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders tend refuse to grant a loan on a flying freehold house.
It varies from the lender to lender. HSBC has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Little Hulton. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Little Hulton to see if the conveyancing costs will increase in light of this.
I was pointed in your direction by a few estate agents in Little Hulton to locate a solicitor using your seach tool. What’s the financial advantage for Estate Agents to recommend your lawyers over alternative conveyancing organisations?
We refuse to give any commission for pointing buyers and sellers in our direction. We thought it would be too underhand to pay a commission because a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I only have 72 years left on my flat in Little Hulton. I now wish to get lease extension but my landlord is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. However, you will be required to prove that you or your lawyers have used your best endeavours to track down the lessor. For most situations an enquiry agent may be helpful to carry out a search and to produce a report which can be used as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on devolving into the landlord’s disappearance and the application to the County Court overseeing Little Hulton.
Leasehold Conveyancing in Little Hulton - Sample of Queries Prior to buying
-
How much is the yearly maintenance fee and ground rent? How many years are left on the lease?