I am need of leasehold conveyancing for a flat in a fairly new development (6 years built) in Ludlow. 95% of the properties are already occupied. Is it strictly necessary to order neighbourhood searches for my conveyancing in Ludlow?
You are opening yourself up to an unnecessary risk in not carrying out Ludlow conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would strongly advise in no uncertain terms that your lawyer conducts them. Where time pressures and cost are top of your concerns you should discuss with your lawyer about the options such as indemnity insurance available to you
Two weeks ago we had a mortgage agreed in principle with Nottingham. Ludlow conveyancing solicitors have been instructed. How long does it take for Nottingham to send the offer to the property lawyer?
There is no definitive answer here. Have Nottingham conducted the survey? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After much negotiation I have agreed a price on an apartment in Ludlow. My mortgage broker recommended their conveyancers. I paid an on account payment of £150. Shortly after, the solicitor contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Coventry BS are being pedantic. The Ludlow solicitor who is on the Coventry BS conveyancing panel is recommending indemnity insurance as a solution but Coventry BS are requiring a building regulation certificate. Why do Coventry BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Coventry BS have referred the matter to their valuer. The reason why Coventry BS 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 my lawyer be making enquiries regarding flooding during the conveyancing in Ludlow.
Flooding is a growing risk for lawyers conducting conveyancing in Ludlow. There are those who buy a property in Ludlow, completely aware that at some time, it may be flooded. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, but there are a various checks that can be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Ludlow. The standard information supplied to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to discover whether the property has suffered from flooding. In the event that flooding has previously occurred which is not notified by the seller, then a buyer may bring a claim for damages stemming from an misleading response. The buyer’s solicitors may also commission an environmental search. This should disclose if there is any known flood risk. If so, further investigations will need to be conducted.
I have recentlydiscovered that Action Conveyancing have closed. They carried out my conveyancing in Ludlow for a purchase of a leasehold flat 10 months ago. How can I be sure that my home is registered correctly in the name of the previous owner?
The easiest method to see if the property is in your name, you can carry out 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 Ludlow conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Ludlow is where the house is located. Can you offer any opinion?
Flying freeholds in Ludlow are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ludlow you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ludlow may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
How and when do I cover the costs of the Stamp Duty Land Tax payable for my Ludlow house purchase?
Your solicitor should complete a Land Transaction Return Form on your behalf during your Ludlow conveyancing transaction for you to sign. After completion your conveyancing practitioner will submit the STL application to the Tax Authorities and - assuming they have the funds - settle any tax bill due on your behalf.