I have given 8 weeks notice to my current landlord and have to vacate my let out flat in Melksham by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in a couple of weeks as don't want to have to find temporary accommodation?
The normal practice is not to provide notice for your letting until you have exchanged. Assuming that you have not previously done so, update to your conveyancer and request that they chase the owners side, try to get a realistic time scale from them that everyone will look towards
After researching consumer advice sites for a high-quality solicitor in Melksham, many advise that I should look for a CQS assured lawyer. Can you explain what CQS is?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * compliance with best practice conveyancing processes through the scheme protocol the standard covers many companies who handle conveyancing in Melksham.
About to purchase a new build apartment in Melksham. Conveyancing is a frightening process 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 legal work.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Melksham
-
Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. There must be mutual enforceability of lessee’s covenants.
Taking into account that I am about to part with hundreds of thousands of pounds on 3 bedroom house in Melksham I would like to have a conversation with the conveyancer concerning thetransaction in advance of giving the go ahead to the firm. Is this something that you can arrange?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer due to be carrying out your property ownership legalities in Melksham.There is no ‘factory style conveyancing’ - each client is an important individual, not a case reference. The practices that we put you in touch with believe that the figure you are calculated and presented to you for residential conveyancing in Melksham should be the figure that you are charged.
I am one month into a residential purchase having been directed to solicitors by the high street agent to execute conveyancing in Melksham. I am am very dissatisfied with the quality of service. Can you you assist me in finding new conveyancers?
A solicitor would need to be really bad in order to consider replacing them. Has the mortgage offer been sent? If so you must advise them of the new conveyancer and get the loan are re-issued. The conveyancer should be on the lenders panel to avoid escalating costs and delays. That should be your starting point. The find a solicitor tool will assist you in finding a lender approved lawyer for your home move in Melksham
Last August I purchased a leasehold flat in Melksham. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner 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).
Leasehold Conveyancing in Melksham - Sample of Questions you should consider Prior to buying
-
How is the lease structured? Please note that where the lease has no more than eighty years it will have adverse implications on the marketability of the property. Check with your bank that they are content with remaining years on the lease. A short lease means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Melkshamlease extensions you would need to own the residence for two years before you are eligible to extend the lease. Are there any major works on the horizon that could add a premium to the maintenance costs?