I have an AIP. The lender mentioned the mortgage came with free conveyancing. Does this mean I have to use their panel solicitor as I would much rather use a Stroud based conveyancing firm?
You should check but the chances are that give you one of their panel conveyancers if you accept the "fee-free" offer. Call the lender to check if they allow a monetary alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor in Stroud.
I am assisting my mother sell her flat in Stroud. Does the conveyancer commission the EPC or it is for the seller to see to?
Following the demise of HIPs, energy performance certificates became a required component of selling a property. An energy performance certificate must be commissioned before the property is advertised. It is not something that law firms ordinarily arrange. Where you are using a Stroud conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established local providers
Can you point me to a directory of UBS panel conveyancers in Stroud on the UK Finance Lenders’ Handbook Website?
No. There is no such directory service on the CML or Building Society Association websites. A small selection of lenders make their panel listings visible online. If you are seeking to appoint a Stroud conveyancer on the UBS please make the most of our facility.
My offer on a semi in Stroud has been accepted, the owners do however have a tied purchase. The sellers have placed an offer on a flat, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a nearby conveyancing solicitor in Stroud. What should be my next step? When do I get the mortgage application with Yorkshire BS going?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of £1k, then valuation, Stroud conveyancing search charges, etc). First, you must ensure that your conveyancer is on the Yorkshire BS approved list. Concerning the next stages this very much depends on the circumstances of your case, desire for this property and on the state of the market. During a rising market the majority of purchasers will apply for the mortgage with Yorkshire BS and pay for the valuation and only if it comes back ok would they ask their solicitor to move forward with searches.
A colleague suggested that where I am buying in Stroud I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is usually quoted for as part of the standard Stroud conveyancing searches. It is not a small report of more than thirty pages, listing and detailing important information about Stroud around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stroud Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Stroud Education with plans and statistics, Local Amenities and other useful information regarding Stroud.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in two weeks back in what was supposed to be a straight forward, no chain conveyancing. Stroud is the location of the property. Can you offer any guidance?
Flying freeholds in Stroud are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stroud you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stroud may determine 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 property.
I am looking into buying my first house which is in Stroud and I am already nervous. I couldn't find anything specific about Stroud. Conveyancing will be needed in due course but do you know about the Stroud area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Stroud. In the meantime here are some basic statistics that we found
Having checked my lease I have discovered that there are only Seventy years unexpired on my lease in Stroud. I now wish to get lease extension but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you have done all that could be expected to find the freeholder. On the whole an enquiry agent should be helpful to carry out a search and to produce an expert document to be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a property lawyer in relation to devolving into the landlord’s disappearance and the application to the County Court covering Stroud.
I am the registered owner of a leasehold flat in Stroud, conveyancing formalities finalised 6 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Stroud with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2087
You have 63 years remaining on your lease the likely cost is going to span between £16,200 and £18,600 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.