I am need of leasehold conveyancing for a flat in a relatively new development (seven years built) in St Margarets. 95% of the appartments are already sold. Is it really necessary to order local searches as part of conveyancing in St Margarets?
Where you are obtaining a loan, your lender will insist on some (many) of the searches so you'll have no choice. If not, then St Margarets conveyancing searches are optional. No doubt your conveyancer, will ’encourage’, perhaps in the strongest possible terms, that you should not go ahead without searches, but he or she has a professional duty to do this. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you insist that your lawyer to proceed without searches then your lawyer will have to follow your instructions or you may need to find a new lawyer for your conveyancing in St Margarets.
My wife and I are buying a flat in St Margarets. I might seem paranoid but how we can trust a conveyancer? On the day of competition we have to put our life savings into their account. What is the protection we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
A friend pointed out to me me that in purchasing a property in St Margarets there may be a number of restrictions preventing external alterations to a property. Is this right?
There are anumerous of properties in St Margarets which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in St Margarets should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all St Margarets Conveyancing Quality Solicitors on the Coventry BS conveyancing list of approved firms?
Some major lenders now use the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of conveyancing solicitors.
My colleague advised me that if I am purchasing in St Margarets I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is sometimes quoted for as part of the standard St Margarets conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about St Margarets around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information about St Margarets.
Me and my brother own a semi-detached Georgian property in St Margarets. Conveyancing practitioner represented me and Birmingham Midshires. I did a free Land Registry search last week and there are two entries: the first freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in St Margarets and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in St Margarets. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in St Margarets
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Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are architect prepared. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Forfeiture - bankruptcy or liquidation must not apply under this provision.
Is there a reason that St Margarets conveyancing costs are more expensive for leasehold and freehold properties?
When acquiring a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control