It has come to my attention via my broker that my Swavesey lawyer is not on the bank Conveyancing panel. How can I be certain that this is indeed the case?
Your first step should be to call your Swavesey conveyancer. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your lender.
I require conveyancing for a flat in a fairly new development (five years old) in Swavesey. 95% of the appartments have already been occupied. Is it really necessary to order conveyancing searches as part of conveyancing in Swavesey?
A big part of the Swavesey conveyancing process is the conveyancing searches. There are numerous companies who offer Swavesey conveyancing searches, as well straight from the local authority. These are usually referred to as personal search organisation and they produce, not surprisingly, personal searches. However, all Local Authority Search conveyancing products have one thing in common - they must obtain their information from the local authoritative source.
We are intent on selling our property in Swavesey and the buyers lawyers are claiming that there is a risk of it being built land that was not decontaminated. A local conveyancer would know that there is no such problem. It does beg the question why the buyers instructed a national conveyancing outfit rather than a conveyancing solicitor in Swavesey. We have lived in Swavesey for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm currently acting for you. What do they say? You should check with 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 health insurance to cover that same illness)
How does conveyancing in Swavesey differ for newly converted properties?
Most buyers of new build property in Swavesey contact us having been asked by the developer to sign contracts and commit to the purchase even before the residence is ready to move into. This is because developers in Swavesey usually acquire the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Swavesey or who has acted in the same development.
Last December I purchased a leasehold property in Swavesey. Am I liable to pay service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
I bought a split level flat in Swavesey, conveyancing having been completed July 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Swavesey with a long lease are worth £202,000. The ground rent is £60 charged once a year. The lease comes to an end on 21st October 2083
With 57 years unexpired we estimate the premium for your lease extension to be between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
We are about to buying a apartment in Swavesey. Conveyancing is not complete but we wish to keep our transaction price private from the likes of Zoopla. How do I ensure this is not noted?
The Land Registry by statute are obliged to specify price sold data on the official title for residential properties countrywide which includes premises in Swavesey. The register of title is an open document, so HMLR would be breaching their statutory obligations if they did not allow access to the register.
You can ask HMLR to withhold the amount paid data however the response will be a No.