Forgive me if this question is silly but I am unexperienced as a first time buyer of a ground floor flat in Falconwood. Do I pick up the keys to the property on completion from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Falconwood?
On the day of completion you do not need to go to the conveyancers office in Falconwood. Your solicitors will transfer the completion advance to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
It is unclear whether my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Falconwood building society branch on various occasions and was informed it wasn't an issue and they would lend. My Falconwood conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend based on their specific requirements. Who do I believe?
The conveyancing practitioner must comply with the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I am selling my flat. I had a double glazing fitted in January 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Skipton are being problematic. The Falconwood solicitor who is on the Skipton conveyancing panel is saying indemnity insurance will be fine but Skipton are insisting on a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
The deeds to my house are lost. The lawyers who conducted the conveyancing in Falconwood 10 years ago no longer exist. Will I be able to sell the house?
Assuming the title is registered the details of your proprietorship will be evidenced by the Land Registry under a Title Number. It is possible to conduct a search at the Land Registry, identify your property and order up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually hold a certified duplicate of the Registered Lease and again, a copy can be ordered for £20 inclusive of VAT.
Over the last few months I have been searching for a ground for flat up to £195,000 and identified one round the corner in Falconwood I like with open areas and railway links nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in Falconwood 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 the remaining unexpired lease term 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 property for at least 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
As co-executor for the will of my uncle I am disposing of a residence in Swansea but I am based in Falconwood. My lawyer (approximately 260 miles from mehas requested that I sign a stat dec before the transaction finalising. Can you recommend a conveyancing practitioner in Falconwood who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are based in Falconwood
My lawyers in Falconwood have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a number of years?
Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the bank Conveyancing Panel Terms. It might be worth you contacting the bank directly.