We are purchasing a house and need a conveyancing solicitor in Patcham who is on the Co-operative solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Co-operative . We don't recommend any particular firms conducting conveyancing in Patcham.
My wife and I buying a end of terrace house in Patcham. Our aim is to carry out a loft conversion at the property.Will the conveyancing process involve investigations to ascertain if these alterations were previously refused?
Your conveyancer should review the registered title as conveyancing in Patcham will on occasion identify restrictions in the title deeds which prohibit certain changes or need the permission of a 3rd party. Some extensions call for local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
My wife and I have arranged a further advance on our mortgage from Nationwide as we wish to conduct alterations to our home in Patcham. Are we obliged to choose a local Patcham solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide do not ordinarily appoint a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide conveyancing panel.
I am due to exchange contracts on my apartment. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being difficult. The Patcham solicitor who is on the Lloyds conveyancing panel is saying indemnity insurance will be fine but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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.
How does conveyancing in Patcham differ for new build properties?
Most buyers of new build premises in Patcham approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Patcham usually acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Patcham or who has acted in the same development.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Patcham is the location of the property. Is there any guidance you can give?
Flying freeholds in Patcham are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Patcham you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Patcham may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I am tempted by the attractive purchase price for a two maisonettes in Patcham both have approximately forty five years remaining on the lease term. Do I need to be concerned?
There is no doubt about it. A leasehold flat in Patcham is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the marketability of the premises. The majority of buyers and banks, leases with less than 75 years become less and less attractive. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Patcham conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
Leasehold Conveyancing in Patcham - A selection of Queries before buying
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Generally speaking the outlay for major works tend not to be included within service charges, although there some managing agents in Patcham require leaseholders to pay into a reserve fund created for the specific intention of building a fund for major works. How is the lease structured? Does the lease have in excess of 82 years left?
New build sellers have suggested I use a solicitor and I've sought an estimate from them. It's almost £300 less expensive than my family Patcham solicitor. Should I use them?
Developers normally have lists of lawyers who are quick and who know the seller’s documentation and conveyancing practitioner. Plenty of developers offer an inducement to choose their approved property lawyer for this reason, any increased charges can be avoided and a developer will not suggest a conveyancing warehouse and run the risk of having the transaction delayed when they demand an exchange in 28 days. The argument for not agreeing to use the recommended conveyancing practitioner is that they may prove reluctant to fight for your interests at the risk of upsetting the housebuilder. If you worry that this may be the case you should remain with your local Patcham conveyancer.