Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Pagham. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Pagham?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will electronically transfer the completion advance to the vendor’s conveyancers, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and start moving into the property. Usually this happens early afternoon.
We have agreed to purchase a house in Pagham. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
As you are obtaining a mortgage with HSBC your lawyer must follow the formal requirements outlined in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to HSBC where a lease does not satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not isolated to Pagham.
After much negotiation I have agreed a price on an apartment in Pagham. My financial adviser suggested a solicitor. I paid an on account payment of £150. Soon after, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the Coventry BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Coventry BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Should my lawyer be making enquiries about flooding as part of the conveyancing in Pagham.
The risk of flooding is if increasing concern for lawyers dealing with homes in Pagham. Plenty of people will buy a property in Pagham, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or dispose of the property. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to impart advice on flood risk, but there are a various searches that can be carried out by the purchaser or by their solicitors which can give them a better appreciation of the risks in Pagham. The standard information sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) includes a usual inquiry of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred which is not disclosed by the owner, then a buyer could bring a legal claim for losses stemming from an misleading reply. The buyer’s solicitors should also commission an enviro search. This should higlight if there is any known flood risk. If so, additional investigations should be made.
About to purchase a new build apartment in Pagham. 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 are examples of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Pagham
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision.
I opted to have a survey carried out on a property in Pagham ahead of instructing conveyancers. I have been advised that there is a flying freehold overhang to the property. The surveyor has said that some lenders will refuse to give a mortgage on a flying freehold home.
It depends who your proposed lender is. Santander has different requirements for example to Birmingham Midshires. Should you wish to call us we can look into this further with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Pagham. Conveyancing may be slightly more expensive based on your lender's requirements.
Helen (my wife) and I may need to sub-let our Pagham ground floor flat temporarily due to a career opportunity. We used a Pagham conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Notwithstanding that your last Pagham conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the deeds are silent, subletting is allowed. Quite often there is a prerequisite that you must obtain consent via your landlord or other appropriate person before subletting. This means that you cannot sublet without first obtaining consent. Such consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
Pagham Conveyancing for Leasehold Flats - Sample of Queries before buying
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In the main the cost for major works tend not to be included within service charges, although some managing agents in Pagham require leaseholders to pay into a sinking fund and this is used to offset against major works. What prohibitions are there in the Pagham Lease? The answer will be important as a) areas could result in problems in the block as the communal areas may begin to deteriorate if repairs remain unpaid b) if the tenants have a dispute with the running of the building you will want to know about it
A conveyancing firm acted on my conveyancing in Pagham half a dozen years past having stored my deeds but has now closed – how do I get hold of them?
Title deeds, as such, are no longer appropriate for most properties in Pagham are recorded digitally at Land Registry. Where you need to show ownership or are selling or re-mortgaging your property lawyer will need to obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.