is it true that all Atherstone solicitor firms on the Leeds Building Society conveyancing panel are governed by the SRA?

As a firm of solicitors, in order to be on the Leeds Building Society conveyancing panel they would need to be regulated by the SRA. Some mortgage companies do permit licenced conveyancers on their panel in which case such organisation would be overseen by the Council of Licensed Conveyancers.

I am due to exchange contracts on my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nationwide are being a right pain. The Atherstone solicitor who is on the Nationwide conveyancing panel is recommending indemnity insurance as a solution but Nationwide are requiring a building regulation certificate. Why do Nationwide have a conveyancing panel if they don't accept advice from them?

It is probably the case that Nationwide have referred the matter to their valuer. The reason why Nationwide 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.

I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Atherstone solicitor - who is on the Co-operative conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?

Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Atherstone postcode. As you are getting a mortgage with Co-operative, you could contact them to see if they have a list of approved surveyors in Atherstone.

How does conveyancing in Atherstone differ for new build properties?

Most buyers of new build property in Atherstone contact us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Atherstone tend to 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 conveyancing solicitors 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 used to new build conveyancing in Atherstone or who has acted in the same development.

Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Atherstone is the location of the property. What do you suggest?

Flying freeholds in Atherstone are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Atherstone you would need to get your solicitor to go through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Atherstone may decide 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.

How simple is it to use the search tool to get a costs illustration from a conveyancing lawyer in Atherstone on the panel for my bank?

1st choose a mortgage company such as Santander, Leeds Building Society or Bank of Ireland then choose your preferred area a common one being Atherstone. Conveyancing practices in Atherstone and nationally should be listed.

I’m about to sell my ground floor apartment in Atherstone. Conveyancing lawyers have not yet been instructed, however I have just received a half-yearly maintenance charge demand – what should I do?

It best that you pay the maintenance contribution as you normally would given that all rents and maintenance charges should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until 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. This will smooth the conveyancing process.

I purchased a leasehold flat in Atherstone, conveyancing having been completed February 1996. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Atherstone with over 90 years remaining are worth £197,000. The ground rent is £55 per annum. The lease finishes on 21st October 2079

You have 54 years remaining on your lease the likely cost is going to be between £32,300 and £37,400 plus legals.

The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.