My stepmother advised me that in purchasing a property in Barlborough there could be a number of restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are anumerous of properties in Barlborough which have some sort of restriction or requirement of consent to external changes. Part of the conveyancing in Barlborough should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
When it comes to lenders such as RBS, do Barlborough conveyancers have to pay an annual charge to be on the list of approved solicitors?
We are not aware of any bank fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
I am due to exchange contracts on my flat. I had a double glazing fitted in July 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being pedantic. The Barlborough solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Barlborough is the location of the property. What do you suggest?
Flying freeholds in Barlborough are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Barlborough you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Barlborough 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.
In my capacity as executor for the will of my father I am disposing of a property in Newport but live in Barlborough. My lawyer (who is 235 miles awayneeds me to execute a stat dec prior to the transaction finalising. Can you recommend a conveyancing practitioner in Barlborough to attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are located in Barlborough
I work for a long established estate agency in Barlborough where we have experienced a number of flat sales derailed as a result of short leases. I have received inconsistent advice from local Barlborough conveyancing firms. Please can you clarify whether the seller of a flat can initiate the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a garden flat in Barlborough, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Barlborough with an extended lease are worth £222,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2090
You have 71 years left to run the likely cost is going to span between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
Should local authority consent be needed to split a single dwelling into a couple of appartments in Barlborough? This has occurred to a property next door to my home in Barlborough and was not aware of it happening until after the works were finished.
Planning permission is necessary for splitting a single house in Barlborough into apartments but probably not for reverting back to single dwelling-house so, in answer to your query, yes.