My bid for a property was accepted at auction in Merriott. Conveyancing is needed. What happens now?
Given that you have now exchanged you must appoint a conveyancing solicitor as a matter of urgency as you now have a pending a fixed date to complete the property. All auction property will have a corresponding auction set of papers. This should include most,if not all of the paperwork that your lawyer requires. In the case of leasehold premises the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation relating to leasehold premises. You need to hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that you have funds organised to complete the transaction on the set completion date.
I am selling my apartment. I had a double glazing fitted in September 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Nationwide are being pedantic. The Merriott solicitor who is on the Nationwide conveyancing panel is saying indemnity insurance will be fine but Nationwide are insisting on a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.
After what seems like an age I have had an offer on a flat in Merriott agreed to, the sellers do however have a tied purchase. The vendors have put an offer on a flat, however it’s not yet agreed to, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Merriott. What do I do now? When should I get the mortgage application with Principality going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is in the region of one thousand pounds, then survey, Merriott conveyancing search fees, etc). First, you should check that your property lawyer is on the Principality approved list. As to the next stages this very much dictated by the circumstances of your transaction, motivation for this property and on the state of the market. In a hot market many purchasers would apply for a home loan with Principality and pay for the valuation and only if it was satisfactory would they pay their lawyer to proceed with the conveyancing in Merriott.
I purchased a 4 bedroom Edwardian house in Merriott. Conveyancing solicitor represented me and Accord Mortgages Ltd. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Merriott and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing solicitor who conducted the work.
I have been on the look out for a ground for flat up to £245,000 and identified one close by in Merriott I like with amenity areas and railway links nearby, the downside is that it's only got 61 years on the lease. There is not much else in Merriott in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
In my capacity as executor for the estate of my father I am disposing of a residence in Cardiff but live in Merriott. My solicitor (approximately 250 miles awayhas requested that I sign a statutory declaration prior to completion. Can you recommend a conveyancing solicitor in Merriott to attest and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will suffice regardless of whether they are Merriott based
I own a leasehold house in Merriott. Conveyancing and Bank of Scotland mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Merriott who previously acted has long since retired. Any advice?
First make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. There is no need to instruct a Merriott conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Merriott Leasehold Conveyancing - Sample of Queries before buying
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It is important to be aware if fixing the lift or some other significant cost is pending to be shared between the leasehold owners and will materially impact the level of the maintenance costs or require a specific invoice. Generally speaking the outlay for major works are not wrapped into the service charges, albeit that there some managing agents in Merriott obliged leasehold owners to contribute towards a sinking fund created for the specific purpose of building a fund for major works. Who is in charge of the block?
I am looking to buy a house and require a conveyancing solicitor in Merriott who is on the mortgage company conveyancing panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the bank who conduct conveyancing in Merriott. We dont recommend any particular conveyancing practice.