Some advice if I may. My Stow on the Wold conveyancer is advising me that he is legally obliged toorder Stow on the Wold conveyancing searches asthe firm are on the Santandersolicitor panel. Is my lawyer right?

You have limited options available to you. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your conveyancer would have previously signed the Terms and Conditions of your lender’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook specifications . Even if you were a cash buyer you would be ill advised not to carry out Stow on the Wold conveyancing searches.

I am buying a new build flat in Stow on the Wold. 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.

Set out below are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Stow on the Wold

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a simple, chain free conveyancing. Stow on the Wold is the location of the property. Is there any advice you can give?

Flying freeholds in Stow on the Wold are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Stow on the Wold you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stow on the Wold 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 residence.

I have been pointed in your direction by a couple of local selling agents in Stow on the Wold to choose a property lawyer using your seach tool. What’s the financial upside for Estate Agents to promote your site over and above alternative conveyancing organisations?

We don’t give any financial incentive for directing people to this site. We found it would be just too difficult a fee as a client could think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ So we decided to step away from that.

Do you have any advice for leasehold conveyancing in Stow on the Wold with the aim of saving time on the sale process?

• Much of the frustration in leasehold conveyancing in Stow on the Wold can be avoided where you instruct lawyers the minute you market your property and ask them to put together the leasehold documentation needed by the purchasers’ solicitors.
Many freeholders or Management Companies in Stow on the Wold charge for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Stow on the Wold. If you hold a share in a the freehold, you should ensure that you have the original share certificate. Arranging a replacement share certificate is often a time consuming formality and frustrates many a Stow on the Wold conveyancing deal. Where a reissued share is required, you should approach the company officers or managing agents (if applicable) for this at the earliest opportunity. You may think that you are aware of the number of years remaining on your lease but you should double-check via your lawyers. A purchaser's lawyer will not be happy to advise their client to to exchange contracts if the lease term is less than 80 years. In the circumstances it is important at an as soon as possible that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.

Leasehold Conveyancing in Stow on the Wold - Sample of Questions you should consider Prior to Purchasing

This information is helpful as a) areas may result in problems in the block as the common areas may begin to deteriorate if maintenance remain unpaid b) if the leasehold owners have an issue with the running of the building you will wish to have all the details It would be wise to find out as much as you can about the company managing the block as they will either make your living at the property much easier or a lot more difficult. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical issues like the upkeep of the common parts. Enquire of other people if they are happy with them. In conclusion, be sure you discover the dates that the maintenance fees are due to the relevant party and precisely what you get for your money. You should be aware if it is fewer than eighty years it will affect the salability of the apartment. It is worth checking with your bank that they are willing to to proceed given the lease term. A short lease means that you will almost definitely require a lease extension sooner rather than later and you need to have some idea of what this would cost. Remember, in most cases you would need to own the property for two years before you are entitled to exercise a lease extension.