I have given 8 weeks notice to my existing landlord and have to vacate my rented apartment in Stokesley by the end of next month. Conveyancing for my house purchase is underway. How realistic is it to complete in 5 weeks as don't want to have to find short term accommodation?
It is unwise to give notice for your letting until you have exchanged. If you have not already done so, notify to your conveyancer and ask them to they apply pressure on the owners lawyers, try to a target completion date that everyone will look to achieve
I own a freehold house in Stokesley but nevertheless invoiced for rent, why is this and what is this?
It’s unusual for properties in Stokesley and has limited impact for conveyancing in Stokesley but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the creation of new rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
We expect to receive a OIP from Nottingham this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Nottingham recommend any Stokesley solicitors on the Nottingham conveyancing panel, or is it better to go independently?
You will need to appoint Stokesley solicitors independently although you'll need to choose one on the Nottingham conveyancing panel. The solicitor represents both you and Nottingham through the process.
I'm spending time viewing flats in Stokesley and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with Co-operative.
It would be advisable to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the EA. As you are obtaining a mortgage with Co-operative, ask your prospective lawyers if they are on the Co-operative conveyancing panel otherwise they can't do the mortgage legal work.
I recently had an offer accepted on an apartment in Stokesley. My mortgage broker pressured me to appoint their conveyancer. I paid an on account payment of £150. A couple of days later, the conveyancing practitioner contacted me embarrassingly acknowledging that they were not on the TSB 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 TSB 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.
What does a local search tell me about the house I am purchasing in Stokesley?
Stokesley conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Searchflow The local search plays an important role in most Stokesley conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search will provide data on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
I am buying my first flat in Stokesley with a loan from Nationwide Building Society. The developers would not move on the price so I negotiated £7000 of additionals instead. The house builders rep suggested that I not inform my solicitor about this deal as it could affect my mortgage with Nationwide Building Society. Should I keep quiet?.
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 found out that there is a flying freehold element on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Stokesley is where the house is located. What do you suggest?
Flying freeholds in Stokesley are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stokesley you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stokesley may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.