Can you help - my lawyer advises that lack of right of way insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Robin Hoods Bay?
The right level of lack of right of way indemnity insurance depends on who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing practitioners as opposed to borrowers take out such insurances.
Is it correct that all Robin Hoods Bay CQS (Conveyancing Quality Scheme) solicitors are on the Aldermore conveyancing panel?
Some major lenders now use CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
After shopping around on the internet I have found a Robin Hoods Bay property lawyer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Robin Hoods Bay postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Robin Hoods Bay.
I need some quick conveyancing in Robin Hoods Bay as I am under pressure to complete within one month. A home loan is not required. Is it possible to avoid the conveyancing searches to save money and time?
As you are not getting a mortgage you are at free not to do searches although no conveyancer would advise that you don't. With plenty of history conveyancing in Robin Hoods Bay the following are instances of issues that can arise and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Charges, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified during conveyancing in Robin Hoods Bay?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Robin Hoods Bay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
About to purchase a new build flat in Robin Hoods Bay. Conveyancing is necessary evil 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 few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Robin Hoods Bay
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
What does commercial conveyancing in Robin Hoods Bay cover?
Robin Hoods Bay conveyancing for business premises covers a broad array of guidance, provided by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the assignment of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Last September I purchased a leasehold property in Robin Hoods Bay. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Robin Hoods Bay Leasehold Conveyancing - A selection of Queries before buying
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How many years are left on the lease? Its a good idea to find out as much as you can concerning the company managing the block as they will affect your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents from a financial perspective and when it comes to daily matters like the cleanliness of the common parts. Don't be shy to ask prospective neighbours what they think of their management. On a final note, find out the dates that the service fees are due to the managing agents and precisely how they are spending that money.