My solicitor has informed me that flying freehold insurance is necessary on my purchase. What is the level of cover for Epsom conveyancing?
The appropriate level of flying freehold indemnity insurance depends on your lender. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing lawyers as opposed to members of the public take out such policies.
I have paid off my mortgage with Coventry BS. I assume I don't need a Epsom conveyancing practitioner on the Coventry BS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Nottingham are being problematic. The Epsom solicitor who is on the Nottingham conveyancing panel is recommending indemnity insurance as a solution but Nottingham are insisting on a building regulation certificate. Why do Nottingham have a conveyancing panel if they don't accept advice from them?
It is probably the case that Nottingham have referred the matter to their valuer. The reason why Nottingham 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 purchased my home on 5 November and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Epsom expressed confidence that it should be formalised in a couple of weeks. Are properties in Epsom uniquely lengthy to register?
As far as conveyancing in Epsom is concerned, registration is no faster or slower than the rest of England and Wales. Rather than based on location, timeframes can adjust according to who lodges the application, whether there are errors and whether the Land registry communicate with any other persons or bodies. At present roughly three quarters of submission are fully addressed within 12 days but some can be subject to longer hold-ups. Registration takes place after the buyer has moved in to the property so an expedited registration is not usually primary concern but if there is a degree of urgency associated with the registration then you or your lawyers should communicate with the Registry to express the reasoning for the application to be prioritised.
I am looking for a flat up to £195,000 and identified one close by in Epsom I like with a park and railway links in the vicinity, however it's only got 52 years unexpired on the lease. I can't really find anything else in Epsom suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a home loan that many years may be problematic. Reduce the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
Is it simple use the search app to find a conveyancing lawyer in Epsom on the panel for my lender?
First choose a lender such as Santander, Leeds Building Society or Aldermore then type in your preferred area e.g. Epsom. Conveyancing practices in Epsom and nationally should be identified.
What are my options where I am unhappy with the lawyer who did my conveyancing in Epsom?
We live in an imperfect world, and is is a fact of life that sometimes things do go wrong. Nevertheless there is recourse where you were not happy with your conveyancing in Epsom. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their regulator. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.