I am helping my step-mother sell her house in Sands End. Will the conveyancing solicitor arrange an energy assessment or it is for the seller to see to?
Following the abolition of HIPs, energy performance certificates was left as a compulsory part of selling a house. An energy assessment should be commissioned prior to the property being advertised. This is not something that solicitors normally organise. Where you are instructing a Sands End conveyancing practitioner they may be willing to arrange energy assessments due to their relationships with reputable Sands End accredited person
Forgive me if this question is silly but I am unexperienced as a first time buyer of a ground floor flat in Sands End. Do I receive the keys to the premises on the completion date from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Sands End?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and shortly after the monies have arrived, you should be able to pick up the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
We are getting the release of further funds on our mortgage from TSB as we want to conduct alterations to our property in Sands End. Do we need to choose a local Sands End solicitor on the TSB conveyancing panel to handle the paperwork?
TSB would not normally appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
I am buying a property and the solicitor has referenced Chancel Repair to which the house could be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this really necessary for conveyancing in Sands End
Unless a previous purchase of the property took place post 12 October 2013 you may take it that conveyancing practitioners carrying out conveyancing in Sands End to remain recommending a chancel search and or insurance against a claim.
The deeds to my property are lost. The solicitors who conducted the conveyancing in Sands End 10 years ago are no longer around. What are my next steps?
As long as you have a registered title the details of your proprietorship will be held by HMLR with a Title Number. It is easy to conduct a search at the Land Registry, locate your property and secure current copies of the Registered Entries for a small fee. If the property is Leasehold then the Land Registry will in most cases retain a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
I am purchasing a new build house in Sands End with a loan from The Royal Bank of Scotland. The builders would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The estate agent advised me not to tell my conveyancer about this extras as it could affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Back In 2005, I bought a leasehold flat in Sands End. Conveyancing and Bank of Scotland mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Sands End who acted for me is not around. What should I do?
The first thing you should do is make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to instruct a Sands End conveyancing practitioner to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the proprietor of a ground-floor 1960’s flat in Sands End. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal make a decision on the amount due for the purchase of the freehold?
in cases where there is a missing landlord or if there is dispute about what the lease extension should cost, under the relevant legislation you can apply to the Leasehold Valuation Tribunal to decide the price.
An example of a Freehold Enfranchisement decision for a Sands End premises is 29 Sisters Avenue in April 2013. The Tribunal camme to the conclusion that the entire freehold should be transferred by the landlord to the nominee purchaser. The price to be paid was the sum of £53,527. This had been arrived at by applying a deferment rate of 5.25% to the freehold reversion and relativity of 95.4% to the leasehold values. This case affected 4 flats. The unexpired term as at the valuation date was 85.78 years.
When it comes to my conveyancing in Sands End should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Sands End conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.