I have given 2 months notice to my existing landlord and have to leave my let out flat in Bishops Cleeve by 7/9/2021. Conveyancing on my purchase is progressing. Can I complete in a couple of weeks as don't want to have to move into short term accommodation?
The normal practice is not to serve notice for your letting unless exchange of contracts has taken place. Assuming that you have not already done so, contact to your solicitor and urge them to they chase the other side, try to an acceptable time-line that all parties will look towards
Is it the case that all Bishops Cleeve CQS (Conveyancing Quality Scheme) solicitors are on the Santander conveyancing panel?
It is true that some banks and building societies now use the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their panels.
About to purchase flat in Bishops Cleeve. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nationwide conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bishops Cleeve lawyer is on the Nationwide conveyancing panel.
Aldermore have agreed my home loan in principle, my bid on a house in Bishops Cleeve has been accepted, what happens next?
The property agent will need to know who your solicitors are (be sure the conveyancers are on the bank’s approved list). Telephone Aldermore or your financial adviser and finish off any relevant paperwork. Aldermore will instruct a valuer who will get in touch with the estate agent or vendor to book an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Aldermore will issue the offer to you and your property lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bishops Cleeve.
I have been on the look out for a leasehold apartment up to £245,000 and found one round the corner in Bishops Cleeve I like with open areas and transport links in the vicinity, the downside is that it only has 51 years unexpired on the lease. There is not much else in Bishops Cleeve suitable, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you require a home loan that many years will likely be a potential deal breaker. Discount the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
I've found a house that seems to tick a lot of boxes, at a great price which is making it more attractive. I have since found out that the title is leasehold as opposed to freehold. I am assuming that there are issues buying a leasehold house in Bishops Cleeve. Conveyancing lawyers have not yet been instructed. Will my lawyers set out the implications of buying a leasehold house in Bishops Cleeve ?
Most houses in Bishops Cleeve are freehold and not leasehold. This is one of the situations where having a local conveyancer used to dealing with such properties who can assist with the conveyancing process. We note that you are buying in Bishops Cleeve so you should seriously consider looking for a Bishops Cleeve conveyancing solicitor and be sure that they are used to advising on leasehold houses. First you will need to check the number of years remaining. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions such as requiring the landlord’spermission to conduct alterations. It may be necessary to pay a service charge towards the maintenance of the estate where the house is located on an estate. Your conveyancer will report to you on the legal implications.
I inherited a garden flat in Bishops Cleeve, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar properties in Bishops Cleeve with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease expires on 21st October 2088
With just 67 years left to run we estimate the premium for your lease extension to range between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
I'm buying a apartment in Bishops Cleeve. I have found my conveyancer's company on the Law Society's list, but I can't see my conveyancer's name on the list. Should I be concerned?
Not every individual in the practice must be listed by the regulator. Provided there is a manager qualified to 'oversee' the work, the actual day-to-day activity can be conducted by unlicensed staff.