Having sold my house in Radstock last April yet the purchaser is calling me to moan that her lawyer is waiting to hear from mine. What are the post completion sale formalities now that I have sold?
Post completion of your sale your solicitor is obliged to deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. Where relevant, your lawyer should also confirm that the home loan has been repaid to the purchasers solicitors. There are no post completion procedures specific conveyancing in Radstock.
My lawyer has informed me that breach of easement insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Radstock?
The right level of breach of easement indemnity insurance depends on your lender. It would differ for example between Yorkshire Building Society and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
We are getting the release of further funds on our mortgage from Kent Reliance as we want to conduct improvements to our house in Radstock. Do we need to appoint a bricks and mortar Radstock solicitor on the Kent Reliance conveyancing panel to deal with the paperwork?
Kent Reliance do not ordinarily require firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Kent Reliance panel.
I am selling my house. I had a double glazing fitted in June 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Lloyds are being a right pain. The Radstock solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance 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.
I used Arc property Solicitors several years past for my conveyancing in Radstock. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Radstock of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Radstock differ for newly converted properties?
Most buyers of new build residence in Radstock come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Radstock tend to purchase the real estate, 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 conveyancing solicitors 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 Radstock or who has acted in the same development.
I opted to have a survey completed on a house in Radstock in advance of appointing lawyers. I have been advised that there is a flying freehold overhang to the property. My surveyor advised that some banks will refuse to issue a loan on this type of premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Radstock. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Radstock to see if the conveyancing will be more expensive.
I am in need of some leasehold conveyancing in Radstock. Before I get started I would like to find out the remaining lease term.
If the lease is recorded at the land registry - and almost all are in Radstock - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Radstock - Sample of Questions you should ask before buying
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You should be aware if it is fewer than 80 years it will impact the value of the flat. It is worth checking with your bank that they are willing to lend given the lease term. A short lease means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Radstocklease extensions you would need to own the property for 24 months before you are legally able to exercise a lease extension. What is the name of the managing agents? You will want to discover as much as you can concerning the managing agents as they will either make your life much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents from a financial perspective and when it comes to every day matters such as the cleanliness of the common parts. You should not be afraid to ask other people what they think of them. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and precisely what it includes.