I am acquiring a house for cash in St Anns. I have resided for the last twelve years in St Anns. Conveyancing searches are exorbitant. As I have knowledge of the road and vicinity intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then all but one or two of the St Anns conveyancing searches are optional. Your conveyancer will ’encourage you, no-doubt strongly, that you should have searches completed, but she is duty bound to take that path of advice. Do take into account; if you are likely to dispose of the house one day, it may be of interest to your future buyer what the searches contain. Sometimes premises with day to day issues can still reveal adverse search results. A good conveyancing solicitor in St Anns will be able to give you some helpful guidance concerning this.
Are the St Anns conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
St Anns conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
I am close to exchanging contracts on the sale of our property in St Anns and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street St Anns conveyancer would know this is not the case. It does beg the question why the purchasers used a factory type conveyancing practice as opposed to a conveyancing solicitor in St Anns. Having lived in St Anns for three years we know that this is a non issue. Should we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You should 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)
3 months have gone by following my purchase conveyancing in St Anns concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I'm purchasing a new build house in St Anns with a mortgage from HSBC Bank. The sellers would not move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent suggested that I not reveal to my conveyancer about this extras as it may put at risk my mortgage with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer 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.
I've recently bought a leasehold house in St Anns. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, 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 St Anns - Examples of Queries Prior to buying
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The answer will be useful as a) areas could cause problems for the building as the common areas may begin to deteriorate if services remain unpaid b) if the leaseholders have a dispute with the running of the building you will want to know about it Who are the managing agents? Is anyone aware of any major works in the near future that will add a premium to the service costs?