All was ready to complete my purchase in Shacklewell next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the mortgage company. What does the insurance need to cover?
Any lawyer on acting for mortgage companies 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 UK Finance Lenders’ Handbook instructions. These requirements are not unique to conveyancing in Shacklewell.
I am due to move house in January. Should my conveyancing solicitor communicate with the removal company on the day of completion. As an aside, can you put forward a removal company in Shacklewell. Conveyancing solicitor was organised prior to coming across your site.
On the afternoon of completion you will need to collect the house keys from the selling agent however this can only happen once the sellers lawyers confirm to the agent that the monies to complete are in and the keys can be released. Subsequently you can inform the removal company that they can start moving you in. We do not suggest a particular removal organisation but can help you find a residential property solicitor in Shacklewell or a legal practice that specialises in conveyancing in Shacklewell.
Is it the case that all Shacklewell solicitor practices on the HSBC conveyancing panel are governed by the SRA?
As a firm of solicitors, in order to be on the HSBC approved list of solicitors they would need to be governed by the SRA. Many mortgage companies do list licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
I am selling my apartment. I had a double glazing fitted in February 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, RBS are being difficult. The Shacklewell solicitor who is on the RBS conveyancing panel is recommending indemnity insurance as a solution but RBS are requiring a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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 opted to have a survey completed on a house in Shacklewell ahead of retaining lawyers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some banks tend not give a loan on this type of property.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Shacklewell. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Shacklewell to see if the conveyancing costs will increase in light of this.
As co-executor for the estate of my father I am selling a house in Swansea but reside in Shacklewell. My lawyer (who is 200 kilometers from meneeds me to sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Shacklewell who can attest and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Shacklewell based
I would like to sublet my leasehold apartment in Shacklewell. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
A lease governs the relationship between the landlord and you the flat owner; specifically, it will indicate if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Shacklewell do not prevent subletting altogether – such a provision would undoubtedly devalue the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I own a a ground floor purpose built flat in Shacklewell. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the amount payable for the purchase of the freehold?
in cases where there is a absentee freeholder or where there is disagreement about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to decide the sum to be paid.
An example of a Lease Extension decision for a Shacklewell premises is 5C Stoke Newington Road in April 2010. the Tribunal therefore concludes that the premium to be paid for the extended lease is £700.00 This case was in relation to 1 flat. The unexpired residue of the current lease was 80.5 years.
Is there a reason that Shacklewell conveyancing charges are more expensive for leasehold and freehold properties?
Leasehold conveyancing in Shacklewell will often involve additional due diligence for instance reviewing the lease, communicating with the landlord, obtaining up to date rent receipts, landlord’s consents, management company’s accounts amongst other tasks.