Completed the sale of my flat in Admaston last March but my buyer keeps e-mailing me to moan that their solicitor needs to hear from myconveyancer. What are the post completion sale legalities following completion?
Following your house sale your conveyancer should send the transfer deeds and all supplemental paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also confirm that the mortgage has been paid off to the buyers conveyancers. There is unlikely to be post completion steps specific conveyancing in Admaston.
Do I have to pop into the offices of the solicitor to execute the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Admaston so that I can attend their offices when needed.
Whereas this was necessary ten years ago, the vast majority mortgage companies no longer oblige their conveyancing panel solicitor to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still manifest advantages to choosing a locally based solicitor, in your case a conveyancing solicitor in Admaston.
I am expecting a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Admaston solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Admaston solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
After much negotiation I have agreed a price on an apartment in Admaston. My mortgage broker suggested a conveyancer. I paid an on account payment of £225. Not long after, the property lawyer contacted me embarrassingly acknowledging that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am selling my flat. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being difficult. The Admaston solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are requiring a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
How does conveyancing in Admaston differ for new build properties?
Most buyers of new build property in Admaston approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is completed. This is because new home sellers in Admaston 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 conveyancers 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 accustomed to new build conveyancing in Admaston or who has acted in the same development.
Having had my offer accepted I require leasehold conveyancing in Admaston. Before diving in I require certainty as to the number of years remaining on the lease.
If the lease is registered - and almost all are in Admaston - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a 1st floor flat in Admaston, conveyancing having been completed 7 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? Similar properties in Admaston with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease ends on 21st October 2084
You have 64 years remaining on your lease we estimate the premium for your lease extension to be between £15,200 and £17,600 plus legals.
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 investigations. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to 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.