At what point will exchange of contracts take place for residential conveyancing in Broughton and do I need to be at the conveyancers branch?
Where you are in close proximity to our conveyancing solicitors in Broughton you are welcome to come in to sign contracts. However, the lender approved solicitors we recommend supply a countrywide conveyancing service and give just as diligent and professional a job for you when communicating with you by post or email. The signing of the contract is not the important part. A signed contract is necessary for the firm to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Broughton)to be in the office at the appropriate time.
About to purchase flat in Broughton. 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 RBS 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 Broughton lawyer is on the RBS conveyancing panel.
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 Broughton solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance 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 property 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 Broughton postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Broughton.
Barclays have agreed my mortgage in principle, my bid on a flat in Broughton has been accepted, what are the next steps?
Your property agent will wish to be advised as to your property lawyer's details (make sure the solicitors are on the bank’s approved list). Telephone Barclays or the broker and complete any outstanding forms. Barclays will sellect a valuer who will get in touch with the estate agent or owners to schedule a slot for the valuation to happen. Once conducted (assuming no problems) it takes approximately a fortnight to receive the mortgage offer. Barclays 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 Broughton.
Are there restrictive covenants that are commonly identified as part of conveyancing in Broughton?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Broughton. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Over the last few months I have been searching for a flat up to £235,500 and found one near me in Broughton I like with amenity areas and station in the vicinity, however it only has 52 years on the lease. I can't really find anything else in Broughton in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
If you require a mortgage the remaining unexpired lease term will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Back In 2002, I bought a leasehold house in Broughton. Conveyancing and Chelsea Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Broughton who acted for me is not around. Do I pay?
First contact the Land Registry to make sure that this person is in fact the new freeholder. There is no need to incur the fees of a Broughton conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Broughton Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
It would be sensible to find out as much as you can about the company managing the block as they will affect your use and enjoyment of the property. Being a leasehold owner you are often in the clutches of the managing agents both financially and when it comes to practical matters like the cleanliness of the common parts. Ask prospective neighbours if they are happy with their management. On a final note, find out the dates that the maintenance fees are due to the managing agents and precisely what it includes. How is the lease structured? How many of the leaseholders are in arrears for their service charge payments?