I have given 2 months notice to my current landlord and have to vacate my rented flat in Melksham by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in 4 weeks as don't want to have to find short term accommodation?
Generally one should not provide notice on a rental until your lawyer suggests that you should. Assuming that you have not already done so, notify to your lawyer and ask them to they seek the assistance the other side, try to get a realistic time scale from them that all parties will aim to achieve
Can you help - my lawyer says that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Melksham?
The right level of defective lease indemnity insurance should be dictated by who your lender. It would differ for example between Halifax and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
Does a directory service exist listing Lloyds panel conveyancers in Melksham on the Building Society Association’s Website?
No. There is no such directory service on the Council of Mortgage Lenders or Building Society Association websites. Very few banks make their panel listings visible on the web. Where you are looking for a Melksham conveyancing practitioner on the Lloyds please use our tool.
How can we know in advance if a Melksham conveyancing solicitor on the Santander panel is any good?
When it comes to conveyancing in Melksham obtaining recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the solicitor handling your conveyancing.
Should my lawyer be making enquiries about flooding during the conveyancing in Melksham.
The risk of flooding is if increasing concern for solicitors specialising in conveyancing in Melksham. There are those who purchase a property in Melksham, fully aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or dispose of the premises. Steps can be carried out during the course of a house purchase to forewarn the purchaser.
Conveyancers are not best placed to give advice on flood risk, but there are a various searches that can be carried out by the buyer or by their conveyancers which can figure out the risks in Melksham. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the seller to discover if the premises has historically flooded. In the event that the property has been flooded in past and is not disclosed by the owner, then a buyer could bring a compensation claim resulting from an incorrect reply. The buyer’s conveyancers will also commission an environmental search. This will disclose if there is a recorded flood risk. If so, further investigations will need to be initiated.
It has been three months following my purchase conveyancing in Melksham took place. I have checked the Land Registry website which shows that I paid £200,000 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 property 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.
My partner has urged me to instruct his conveyancers in Melksham. Should I use them?
There are no two ways about it the ideal way to find a conveyancing solicitor is to get guidance from friends or relatives who have experience in using the conveyancer that you are considering.
I've recently bought a leasehold flat in Melksham. Do I have any liability for service charges for periods before my ownership?
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. It is an essential part 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).
I own a 2 bed flat in Melksham, conveyancing having been completed 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Melksham with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease terminates on 21st October 2079
With only 54 years left to run we estimate the premium for your lease extension to span between £31,400 and £36,200 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.