I am buying residence in Sherwood. My lawyer has never been on on the lender solicitor panel. Is it possible for me to continue with my Sherwood conveyancing solicitor notwithstanding that they are not on the bank approved list?
You have a couple of alternatives open to you here
- Proceed with your existing Sherwood property lawyer but your bank will no doubt instruct a lawyer on their conveyancing panel. The net result is additional fees together with probable interruption.
- Get a new conveyancer to act in the purchase, ensuring that they are on the bank conveyancing panel.
- Convince your solicitor to pull out all the stops to get listed on the mortgage company panel of solicitors
I am selling our property in Sherwood and the buyers lawyers are claiming that there is a risk of it being constructed on contaminated land. A high street Sherwood lawyer would know that there is no such problem. For the life of me I don't know why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Sherwood. Having lived in Sherwood for six years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing firm currently acting for you. Are they able to advise? You must enquire of 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 sickness)
I have recentlydiscovered that Stirling Law have been shut down. They carried out my conveyancing in Sherwood for a purchase of a leasehold flat 10 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The quickest way to see if the premises is in your name, 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 Sherwood conveyancing specialists.
I am buying a new build apartment in Sherwood. Conveyancing is necessary evil 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 legal work.
Set out below are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Sherwood
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. Sherwood is the location of the property. What do you suggest?
Flying freeholds in Sherwood are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Sherwood you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Sherwood 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.
I've recently bought a leasehold house in Sherwood. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, 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 am the registered owner of a 1st floor flat in Sherwood, conveyancing was carried out 9 years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Sherwood with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2096
With only 70 years remaining on your lease we estimate the price of your lease extension to range between £9,500 and £11,000 as well as 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 without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.