Can you help - my lawyer advises that lack of planning permission insurance is necessary on my purchase. What is the level of cover for Gotham conveyancing?
The appropriate level of lack of planning permission indemnity insurance should be dictated by who who your lender is. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing practitioners as opposed to members of the public take out such policies.
I happen to be the only recipient of my late grandmother’s estate and I have everything in my name now, including the house in Gotham. The Gotham property was put into my name in June. I plan to dispose of the house. I do know about the CML six month 'rule', which means that my proprietorship will be treated the same way as if I'd bought the house in June. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view lenders take of it, depend on the mortgage company as this clause is principally there to capture subsales or the wholesaling and assigning of property.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being problematic. The Gotham solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
It has been five months following my purchase conveyancing in Gotham took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the input of my in-laws I had a survey completed on a house in Gotham prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor advised that some lenders may refuse to give a mortgage on this type of property.
It depends who your proposed lender is. Lloyds has different requirements from Halifax. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Gotham. Conveyancing will be smoother if you use a solicitor in Gotham especially if they are accustomed to such properties in Gotham.
I am using a search engine for the term cheap conveyancing in Gotham it reveals numerous solicitorsin the area. With so much choice what is the best way to find the right conveyancer for purchase transaction?
The best method of choosing a suitable conveyancer is via personal referral, so enquire of friends and family who have purchased a property in Gotham or the reputable estate agent or financial adviser. Costs for conveyancing in Gotham vary, so it's a good idea to obtain a minimum of four fee estimates from varying types of solicitors. Dont forget to clarify that the fees are fixed.
My husband and I have an offer in principle from The Mortgage Works who indicated that they will lend up to £350k. At what point do we need to appoint a solicitor for conveyancing? Gotham is where we are .
You can appoint a conveyancing practitioner now so that the conveyancer can open the file so they can do their ID checks etc. If and when you wish them to start work they will seek a payment on account usually approximately £175. That should normally be after you have the mortgage offer and valuation report, but should you want to speed matters you can get going quicker even though you may be risking some money.