I am purchasing a newly built apartment in Rusholm and my lawyer is advising me that she has to the lender to reveal incentives from the seller. I am nearing the developer’s deadline to exchange contracts and I don't want to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your conveyancing practitioner. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook requirements. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
Are the Rusholm conveyancing solicitors identified as being on the Principality conveyancing panel, together with their details provided by Principality?
Rusholm conveyancing firms themselves provide us confirmation that they are on the Principality conveyancing panel as opposed to being supplied with a list from Principality directly.
I am close to exchanging contracts on the sale of our property in Rusholm and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. Any high street Rusholm conveyancer would know that there is no such problem. It does beg the question why the buyers used a national conveyancing outfit as opposed to a conveyancing solicitor in Rusholm. We have lived in Rusholm for three years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I used Action Conveyancing a few years past for my conveyancing in Rusholm. I now require my file but the law firm has closed. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracing 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 Rusholm of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently bought a leasehold flat in Rusholm. Do I have any liability for service charges relating to a period prior to completion of my purchase?
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. Strange as it may seem, 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).
Leasehold Conveyancing in Rusholm - Sample of Questions you should consider before buying
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How many of the leaseholders are in arrears for their service charge payments? It is important to be aware if changing the roof or some other significant cost is pending to be shared amongst the leasehold owners and may well dramatically impact the level of the service fees or necessitate a specific invoice. Plenty Rusholm leasehold flats will incur a service charge for maintenance of the block invoiced on behalf of the freeholder. Should you buy the flat you will have to meet this contribution, normally quarterly during the year. This can vary from a few hundred pounds to thousands of pounds for large purpose-built blocks. In all likelihood there will be a ground rent to be met annual, ordinarily this is not a significant figure, say approximately £25-£75 but you need to enquire it because on occasion it can be many hundreds of pounds.
How much experience do your Rusholm conveyancing solicitors have with Help To Buy, Shared Equity and similar schemes?
Rusholm conveyancing lawyers help thousands of people move home every year and helped lots of clients through the Help To Buy scheme. The chances are that whatever makes your case unique Rusholm conveyancers have worked on recent similar cases.