Due to move into my new home in Polegate next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as he says that he has to check this in his capacity as lawyer for the bank. What risks does the mortgage company expect the insurance to cover?
Any lawyer on acting for banks would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not unique to conveyancing in Polegate.
I am assisting my niece sell her property in Polegate. Will the conveyancing solicitor arrange an EPC or should I organise this?
Following the abolition of Home Information Packs, energy performance certificates was maintained a compulsory element of moving property. An EPC should be commissioned prior to the property being put on the market. It is not as aspect of the sale process that conveyancers ordinarily arrange. Where you are instructing a Polegate conveyancing lawyer they may be willing to arrange energy assessments due to their contacts with reputable Polegate providers
I happen to be the sole beneficiary of my late grandmother’s estate and I have everything in my name alone, including the my former home in Polegate. Conveyancing formalities meant that the Land Registry date was in December. I want to move. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship could be regarded the same way as if I'd bought the house in December. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this obligation is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.
Planning on purchasing a house in Polegate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Polegate lawyer is on the UBS conveyancing panel.
Despite weeks of looking the Title Certificate and documents to my home are lost. The lawyers who dealt with the conveyancing in Polegate 10 years ago no longer exist. What are my options?
Assuming you have a registered title the details of your proprietorship will be held by the Land Registry under a Title Number. It is possible to perform a search at the Land Registry, identify your property and obtain up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually retain a file duplicate of the Registered Lease and again, a copy can be obtained for £20 inclusive of VAT.
About to purchase a new build apartment in Polegate. 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 are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Polegate
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please supply a car parking plan.
I only have 72 years unexpired on my lease in Polegate. I now want to get lease extension but my landlord is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to locate the lessor. In some cases an enquiry agent may be helpful to carry out a search and to produce an expert document to be used as proof that the landlord is indeed missing. It is advisable to get professional help from a solicitor in relation to investigating the landlord’s absence and the application to the County Court overseeing Polegate.
I purchased a ground floor flat in Polegate, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Corresponding flats in Polegate with over 90 years remaining are worth £179,000. The ground rent is £65 yearly. The lease comes to an end on 21st October 2083
With only 57 years remaining on your lease we estimate the price of your lease extension to span between £26,600 and £30,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
Why is New Build conveyancing in Polegate more costly?
Buying a new build property is completely different from the standard house buying conveyancing in Polegate. For a start housebuilders usually insist contracts to exchange within a tight deadline, the result being a a great deal of pressure on your solicitor to make sure all is in order. In addition new build conveyancing often involve examination of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders obligations are also more detailed. Taking into account the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.