I have given 2 months notice to my current landlord and have to be out of my rented flat in Arkley by the end of next month. Conveyancing on my purchase has just started. Can I complete in three weeks as I wish to avoid having to find temporary accommodation?
The normal practice is not to provide notice on a rental unless you have exchanged. If you have not already done so, update to your conveyancer and urge them to they chase the owners solicitors, try to a target completion date that all parties will look towards
We wanted to use a property lawyer in Arkley for our house move. Our broker informed us that our mortgage lenders TSB won't deal with them. Surely this is unduly restrictive?
Lenders in the main imposes restrictions either the category or the number of conveyancing practices on their panel. Typical examples of such criteria being that a firm must not be a sole practitioner. As well as restricting the profile of firm, a few banks have decided to limit the amount of firms they permit to act for them. Be aware that TSB have no responsibility for the quality of advice provided by any member of TSB Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of solicitor panels since 2008 even though there remains mixed views regarding the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that hundreds of law firms, including some in or near Arkley only conduct a couple conveyances a year.
We are buying a detached bungalow in Arkley. The intention is to an extension at the rear at the property.Will legal work on the property include checks to determine if these works are prohibited?
Your solicitor should review the deeds as conveyancing in Arkley can on occasion reveal restrictions in the title documents which prohibit certain works or necessitated the consent of another owner. Some works require local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor before you commit yourself to a purchase.
I am currently in the process of buying my council flat in Arkley. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. 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 RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
HSBC have agreed my mortgage in principle, my offer on a house in Arkley has been accepted, now what?
The estate agent will need to be informed of your conveyancer's details (ensure that the lawyers are on the lender’s approved list). Call up HSBC or the financial adviser and finalise any appropriate paperwork. HSBC will instruct a valuer who will get in contact with the selling agent or seller to arrange a time for the valuation to happen. Once conducted (assuming no problems) it takes on average a week for the mortgage offer to be issued. HSBC will send the offer to you and your conveyancing practitioners. The transaction will then take it’s course according the nature and complexity of the conveyancing in Arkley.
What does a local search reveal concerning the property I am buying in Arkley?
Arkley conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations for instance PSG The local search plays a central part in many a Arkley conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your property. The search should supply data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject areas.
I have been on the look out for a leasehold apartment up to £195,000 and identified one close by in Arkley I like with open areas and transport links nearby, the downside is that it's only got 49 remaining years left on the lease. I can't really find anything else in Arkley in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the remaining unexpired lease term will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the property for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this.