I have just been advised by my broker that my Lunt lawyer is not on the mortgage company Conveyancing panel. What can I do to be sure that this is correct?
You need to contact your Lunt conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they may recommend you to a Lunt conveyancing firm that is on the approved list of lawyers for your mortgage company.
Finally the sale completed on my house in Lunt last June but my buyer keeps texting daily complaining that his lawyer is waiting to hear from mylawyer. What should my lawyer have done following completion?
Post completion of your house sale your lawyer is duty bound to deliver the transfer deeds and all additional paperwork to the purchaser's solicitors. If applicable, your lawyer must also evidence that the mortgage has been redeemed to the buyers lawyers. There are no post completion formalities peculiar conveyancing in Lunt.
We are getting the release of further monies on our mortgage from Nationwide as we want to carry out improvements to our house in Lunt. Do we need to appoint a bricks and mortar Lunt solicitor on the Nationwide conveyancing panel to deal with the paperwork?
Nationwide don't usually instruct a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Nottingham are being difficult. The Lunt solicitor who is on the Nottingham conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Nottingham are requiring a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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.
Having digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lunt solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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. You may wish to consider appointing your own Lunt surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am buying a new build apartment in Lunt. 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 is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Lunt
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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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I've recently bought a leasehold property in Lunt. Am I liable to pay service charges for periods before my ownership?
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 ensure 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).
I inherited a garden flat in Lunt, conveyancing having been completed November 2012. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Lunt with an extended lease are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease finishes on 21st October 2083
You have 58 years left to run the likely cost is going to range between £23,800 and £27,400 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.
My aim is to purchase a garden flat in Lunt. Conveyancing lawyer has been waiting for, from the vendor, building insurance documents. This morning I was informed that the owner must forward the insurance documents for the flat above also. Why would my solicitor need to see the insurance for the other flat? Is it really required? We have been waiting for the previous fortnight…
It is not unheard of in leasehold conveyancing in Lunt to discover Conveyancing in Lunt in a minority of cases reveals that the lease provides for the tenant's to insure their individual flats rather than the landlord insuring the complete block - which is definitely better. Do contact your conveyancer but it would seem that your property lawyer is seeking to verify that the entire building is insured. Insuring your residence is no help when it comes to rebuilding after a fire if the other flat cannot be reinstated due to lack of insurance cover.