All was ready to move into my new home in Harrogate next Monday. My lawyer now wants me to supply her with proof of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What does the insurance need to cover?
Any lawyer on acting for mortgage companies would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 conditions. These obligations are not limited to conveyancing in Harrogate.
I am told that my conveyancing solicitors will need to check that the building insurance when buying a house in Harrogate. My lender is Virgin
Virgin have specific requirements as set out in the UK Finance Lenders’ Handbook. As of 5/12/2018, the requirements read as follows :
My wife and I buying a 3 bedroom semi in Harrogate. We would like to carry out an extension to the side at the house.Will the conveyancing process include enquiries to determine if these alterations are permitted?
Your property lawyer will check the deeds as conveyancing in Harrogate can sometimes identify restrictions in the title deeds which restrict categories of alterations or require the consent of another owner. Many extensions call for local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be prudent to check these things with a surveyor ahead of any purchase.
When it comes to mortgage companies such as Nationwide, do Harrogate solicitors face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
is it true that all Harrogate solicitors on the Yorkshire BS conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Yorkshire BS approved list of solicitors they would need to be regulated by the Solicitors Regulatory Authority. Many mortgage companies do permit licenced conveyancers on their panel in which case such practice would be overseen by the Council of Licensed Conveyancers.
My partner and I are intent on selling our house in Harrogate and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using an internet conveyancing outfit rather than a conveyancing solicitor in Harrogate. Having lived in Harrogate for 4 years we know that this is a non issue. Do we get in touch with our local Authority to get clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I only have Seventy years unexpired on my lease in Harrogate. I need to extend my lease but my landlord is missing. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. However, you will be required to prove that you or your lawyers have done all that could be expected to track down the lessor. For most situations an enquiry agent should be helpful to carry out a search and prepare an expert document which can be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer in relation to investigating the landlord’s absence and the application to the County Court overseeing Harrogate.
I invested in buying a 1st floor flat in Harrogate, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Harrogate with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2078
With only 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.