Do the Building Society Association intend to launch a search tool with a view to list law firms on the Coventry BS conveyancing panel for instance in Turvey?
Lexsure has not been advised of any plans on the part of the BSA to develop such a tool.
I just bought a house at auction in Turvey. Conveyancing is required. What happens now?
Now that you are exchanged you will need to choose a conveyancing lawyer as a matter of urgency as you now have a tight a drop dead date to complete the conveyancing. All auction property will ordinarily have an associated legal pack. This will likely include evidence of title and search results. If you have purchased leasehold property the legal pack should include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation pertinent to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
Are all Turvey Conveyancing Quality Solicitors on the Skipton conveyancing list of approved practices?
Some major banks and building societies now utilise CQS as the starting point for Panel approval such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
I am currently in the process of buying my council flat in Turvey. I have a mortgage agreed with Santander. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
Will my solicitor be asking questions about flooding as part of the conveyancing in Turvey.
Flooding is a growing risk for conveyancers specialising in conveyancing in Turvey. There are those who buy a house in Turvey, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, where a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, but there are a number of checks that may be undertaken by the purchaser or on a buyer’s behalf which can give them a better appreciation of the risks in Turvey. The standard information given to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) contains a usual question of the vendor to find out whether the property has suffered from flooding. If flooding has previously occurred and is not revealed by the vendor, then a buyer may commence a compensation claim as a result of such an inaccurate response. The purchaser’s conveyancers will also commission an environmental report. This will disclose if there is any known flood risk. If so, more detailed inquiries should be carried out.
Just had an offer accepted on a new build apartment in Turvey. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Turvey
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I've recently found out that there is a flying freehold element on a property I put an offer in last month in what should have been a quick, no chain conveyancing. Turvey is the location of the property. Can you shed any light on this issue?
Flying freeholds in Turvey are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Turvey you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Turvey may ascertain 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.
Estate agents have just been given the go-ahead to market my garden flat in Turvey. Conveyancing is yet to be initiated, but I have just received a quarterly service charge invoice – what should I do?
The sensible thing to do is discharge the service charge as normal because all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I inherited a ground floor flat in Turvey, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Turvey with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease ceases on 21st October 2097
With just 71 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.