My property lawyer in Shenley Church End is not on the Aldermore Approved Panel. Can I still retain my prefered solicitor even though they are not on the Aldermore panel of approved conveyancing solicitors?
Your options are as follows:
- Complete the purchase with your preferred Shenley Church End solicitors but Aldermore will need to instruct a solicitor on their list of acceptable firms. This will inevitably rack up the overall conveyancing charges and result in delays.
- Get an alternative practitioner to act in the conveyancing, not forgetting to check they are Aldermore approved.
- Try to convince your Aldermore solicitor to try to join the Aldermore panel
The mortgage over my property is with Nationwide for my property in Shenley Church End. Conveyancing was finalised 12 months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Nationwide?
Your original mortgage agreement with Nationwide will provide that you need their approval in advance of renting your property as this is likely to be a breach of Nationwide’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Nationwide directly. It should not be necessary to do this via a Nationwide conveyancing panel firm.
I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Yorkshire BS are being a right pain. The Shenley Church End solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are insisting on a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS 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've digested plenty of mortgage guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shenley Church End solicitor - who is on the Aldermore conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore 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 solicitor 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 Shenley Church End postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Shenley Church End.
My partner and I are intent on selling our property in Shenley Church End and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. A high street Shenley Church End lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a nationwide conveyancing outfit rather than a conveyancing solicitor in Shenley Church End. We have lived in Shenley Church End for 5 years we know of no issue. Should we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must 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 life insurance to cover that same sickness)
I have todayfound out that Stirling Law have closed. They conducted my conveyancing in Shenley Church End for a purchase of a leasehold flat 18 months ago. How can I be sure that my home is in my name in the name of the previous owner?
The quickest method to see if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Shenley Church End conveyancing specialists.
We're first time buyers - had an offer accepted, but the selling agent advised that the owners will only issue a contract if we use their chosen conveyancers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor who is familiar with conveyancing in Shenley Church End
We suspect that the owner is not behind this requirement. Should the owner desire ‘a quick sale', taking such a hostile approach to a motivated buyer is not the way to achieve this. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you are unencumbered (d) you intend to proceed fast (e)however you are going to instruct your own,trusted Shenley Church End conveyancing solicitors - as opposed tothose that will earn their negotiator at the agency a introducer fee or achieve conveyancing targets demanded by senior management.
Due to sign contracts shortly on a ground floor flat in Shenley Church End. Conveyancing lawyers inform me that they will have a report out to me on Monday. What should I be looking out for?
Your report on title for your leasehold conveyancing in Shenley Church End should include some of the following:
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The unexpired lease term. You should be advised as what happens when the lease expires, and informed of the importance of the 80 year mark Information as to the provision in the lease to to contribute towards maintenance costs - in relation to the building, and the wider rights a tenant enjoys Who has the liability for maintaining the window frames Are you allowed to have a pet in the flat? What the implications are if you have breached the provisions of the lease?
I bought a ground floor flat in Shenley Church End, conveyancing formalities finalised 5 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Shenley Church End with over 90 years remaining are worth £260,000. The ground rent is £45 charged once a year. The lease terminates on 21st October 2099
With 74 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.