I am the sole recipient of my late grandmother’s estate and I have everything in my name alone, including the my former home in Spondon. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I understand that there is a CML 6 month 'rule', which means that my property ownership could be regarded the same way as though I had purchased the house in November. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Some mortgage companies would take a pragmatic view as this requirement chiefly exists to capture subsales or the wholesaling and assigning of properties.
We previously selected conveyancing lawyers with offices in Spondon on the Co-operative solicitor panel. They are now charging me a further charge for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your property lawyer may charge a fee for this. The charge is not dictated by Co-operative but by your Spondon solicitor. Numerous firms on the Co-operative panel will levy an ‘acting for lender’ fee and others do not.
After much negotiation I have agreed a price on an apartment in Spondon. My financial adviser pressured me to appoint their conveyancing practitioner. I paid an advanced payment of £150. A couple of days later, the conveyancer called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My relative recommended that where I am purchasing in Spondon I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Spondon conveyancing searches. It is not a small report of more than thirty pages, listing and detailing significant information about Spondon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data about Spondon.
I used Wolstenholmes a few years past for my conveyancing in Spondon. Now, I need the documents but the law firm has closed. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down 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 Spondon of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
What is different about your site and alternative internet conveyancing brokers when it comes to conveyancing in Spondon?
At this site receive an accurate quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Spondon. As opposed to estate agents and many comparison sites we do not have referral arrangements with solicitors. Some agents and online brokers 'recommend' the firm that pays the most commission, rather than the best value conveyancing in Spondon
I am thinking of appointing a conveyancing solicitor in Spondon for my house move. Can I check a firm’s complaints history with the legal regulator?
Anyone can review documented Solicitor Regulator Association (SRA) determinations resulting from inquisitions from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training requirements.
I am a negotiator for a reputable estate agency in Spondon where we see a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have received conflicting advice from local Spondon conveyancing solicitors. Can you clarify whether the vendor of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Spondon Conveyancing for Leasehold Flats - Examples of Questions you should ask before buying
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Best to be warned if a new roof is being installed or some other major work is due in the near future to be shared between the tenants and may well dramatically increase the the maintenance costs or necessitate a specific invoice. What is the length of the lease? On the whole the cost for major works tend not to be wrapped into the maintenance charges, albeit that a few managing agents in Spondon ask leasehold owners to contribute towards a sinking fund and this is used to offset against larger works.