I am assisting my mother sell her flat in Stony Stratford. Does the solicitor order an energy performance certificate or it is for the seller to see to?
Following the demise of Home Packs, EPC’s was left as a mandatory part of moving house. An EPC needs to be to hand before the property is advertised. It is not something that conveyancers normally organise. Where you are instructing a Stony Stratford conveyancing lawyer they might be able to arrange energy assessments given their relationships with reputable local accredited person
Forgive me if this question is silly but I am wet behind the ears as FTB of a ground floor flat in Stony Stratford. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Stony Stratford?
On the day of completion you do not need to go to the conveyancers office in Stony Stratford. Conveyancing lawyers for you will electronically transfer the purchase money to the owner’s conveyancers, and shortly after the monies have arrived, you will be invited to receive the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
Having read lots 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 Stony Stratford solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 property lawyer 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 Stony Stratford postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Stony Stratford.
I have justdiscovered that Action Conveyancing have been shut down. They conducted my conveyancing in Stony Stratford for a purchase of a leasehold apartment 10 months ago. How can I establish that the property is not still registered in the name of the previous owner?
The easiest way to see if the property is registered to you, 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 Stony Stratford conveyancing specialists.
I am buying a new build house in Stony Stratford with a loan from Bank of Scotland. The sellers would not budge the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The estate agent advised me not reveal to my conveyancer about this extras as it would impact my loan with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the UK Finance website. UK Finance 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.
Due to the input of my in-laws I had a survey completed on a house in Stony Stratford before instructing conveyancers. I have been informed that there is a flying freehold overhang to the house. Our surveyor advised that some mortgage companies may refuse to give a loan on this type of home.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stony Stratford. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Stony Stratford to see if the conveyancing costs will increase in light of this.
Expecting to sign contracts shortly on a basement flat in Stony Stratford. Conveyancing solicitors assured me that they are sending me a report tomorrow. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Stony Stratford should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? What options are open to you if an adjoining owner is in violation of a provision in their lease? You must be told what counts as a Nuisance as far as the lease is concerned The unexpired lease term. You should receive guidance as what happens when the lease ends, and informed of the importance of the 80 year mark You should have a good understanding of the building insurance obligations
I own a basement flat in Stony Stratford, conveyancing was carried out February 1996. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Stony Stratford with an extended lease are worth £202,000. The average or mid-range amount of ground rent is £60 charged once a year. The lease terminates on 21st October 2083
With 57 years unexpired the likely cost is going to be between £28,500 and £33,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
What do I do if I am not happy with the conveyancing practitioner who handled our conveyancing in Stony Stratford?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often matters do not go as planned. However there is recourse where you were dissatisfied with your conveyancing in Stony Stratford. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their governing body. If you remain dissatisfied you may consider getting in touch with the Legal Ombudsman.