I am helping my step-mother sell her house in Nuneaton. Will the solicitor order an energy assessment or should I organise this?
After the abolition of Home Information Packs, energy assessments was retained a mandatory element of selling a property. An EPC should be commissioned prior to the property being advertised. It is not something that conveyancers ordinarily organise. Where you are instructing a Nuneaton conveyancing lawyer they might be able to arrange energy assessments given their contacts with reputable Nuneaton energy assessors
When it comes to lenders such as Kent Reliance, do Nuneaton solicitors face a yearly amount to be on the conveyancing panel?
We are unaware of any bank fees to register on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
I am due to exchange contracts on my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Co-operative are being a right pain. The Nuneaton solicitor who is on the Co-operative conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Co-operative are requiring a building regulation certificate. Why do Co-operative have a conveyancing panel if they don't accept advice from them?
It is probably the case that Co-operative have referred the matter to their valuer. The reason why Co-operative 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.
What can a local search tell me concerning the house I am buying in Nuneaton?
Nuneaton conveyancing often starts with the submitting local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search plays a central role in many a Nuneaton conveyancing purchase; as long as you wish to avoid any unpleasant surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
Just bought a semi-detached house in Nuneaton , how long will it take for the Land Registry to record my ownership? My Nuneaton conveyancing solicitor works at snail pace, so I want to check that my ownership is registered.
There is nothing unique about conveyancing in Nuneaton registration formalities. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether it is in order and if the Land registry communicate with any interested parties. Currently in the region of 80% of submission are fully addressed in less than three weeks but some can be subject to extensive hold-ups. Historically registration takes place once the new owner has moved in to the premises therefore an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your lawyers should speak with the land registry and explain the circumstances.
In what way can the Landlord & Tenant Act 1954 affect my commercial property in Nuneaton and how can you help?
The 1954 Act provides security of tenure to commercial leaseholders, granting the a statutory right to apply to court for a new tenancy and continue in occupation at the end of the lease term. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Nuneaton is one of the numerous areas of the UK in which our lawyers are located
What advice can you give us when it comes to finding a Nuneaton conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Nuneaton conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We suggest that you speak with several firms including non Nuneaton conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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How many lease extensions have they conducted in Nuneaton in the last 12 months? How experienced is the firm with lease extension legislation?
Nuneaton Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
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Is there a share of the freehold? Best to be warned whether window replacement or some other significant cost is anticipated that will be shared between the tenants and may well dramatically increase the the maintenance costs or require a specific invoice. Are there any major works anticipated that will add a premium to the service costs?
My partner and I have just had a bid accepted on our first house in Nuneaton, and are now looking to get solicitors appointed. I have used the different comparison based websites and the quotes are from all over the the UK. Is it critical to have a Nuneaton conveyancer local to your prospective property? We are happy to do all the communicating over the internet, but I am thinking at some point we will need to physically go into the property lawyer's office to sign contracts?
There is no need to attend the office of your lawyer, they can post any relevant papers to you, which you can sign and send back. Many buyers and sellers choose to instruct a locally based solicitor, but it is not essential for conveyancing in Nuneaton.