I am acquiring a house mortgage free in Coombe. I have resided for the last twelve years in Coombe. Conveyancing searches are expensive. As I have knowledge of the area and road intimately must I have all the conveyancing searches?
In the absence of a mortgage, then almost all of the Coombe conveyancing searches are non-obligatory. Your conveyancer will ’encourage you, perhaps strongly, that you should have searches completed, but she has a professional duty to do this. One thing to bear in mind; if you are intend to dispose of the house in the future, it could be of importance to your future purchaser what the searches disclose. On occasion houses with apparent issues can still throw up unpredicted search results. A good conveyancing solicitor in Coombe will be able to give you some sensible guidance concerning this.
This question may be naive but I am new to the home buying as a first time buyer of a ground floor flat in Coombe. Do I collect the keys to the premises on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Coombe?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the vendor’s solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. Usually this happens between 1 and 3pm.
I am purchasing a property in Coombe. A rare aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Virgin Money your lawyer must follow the formal requirements set out in Section two of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook sets out minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Virgin Money where a lease does not satisfy these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Coombe.
I am selling my flat. I had a double glazing fitted in April 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Clydesdale are being difficult. The Coombe solicitor who is on the Clydesdale conveyancing panel is recommending indemnity insurance as a solution but Clydesdale are requiring a building regulation certificate. Why do Clydesdale have a conveyancing panel if they don't accept advice from them?
It is probably the case that Clydesdale have referred the matter to their valuer. The reason why Clydesdale 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 have todayfound out that Arc property Solicitors have closed. They carried out my conveyancing in Coombe for a purchase of a leasehold apartment 18 months ago. How can I be sure that my home is not still registered in the name of the previous owner?
The easiest method to check if the premises is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Coombe conveyancing specialists.
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, no chain conveyancing. Coombe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Coombe are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Coombe you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coombe 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 premises.
All being well we will complete the sale of our £350,000 maisonette in Coombe next Thursday. The freeholder has quoted £408 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Coombe?
For the majority of leasehold sales in Coombe conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Addressing pre-exchange enquiries
Where consent is required before sale in Coombe
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I have tried to negotiate informally with with my landlord for a lease extension without success. Can the Leasehold Valuation Tribunal adjudicate on such matters? Can you recommend a Coombe conveyancing firm to assist?
Most definitely. We can put you in touch with a Coombe conveyancing firm who can help.
An example of a Freehold Enfranchisement decision for a Coombe flat is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The unexpired residue of the current lease was 98 years.