My wife and I are acquiring a newly constructed flat in Leominster and my lawyer is informing me that she has to the lender to disclose incentives from the builder. I am under pressure to sign contracts and my preference is not to delay the conveyancing. Is my lawyer right?
You should not exchange unless you have been advised to do so by your solicitor. A precondition to being on a bank panel is to comply with the UK Finance Lenders’ Handbook specifications. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We are aiming to move house in January. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you put forward a removal company in Leominster. Conveyancing lawyer was organised before I stumbled across your website.
On the afternoon of completion you can pick up the house keys from the estate agent but this should only occur once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be given over. After that you should advise the removal men that you are ready to move in. As a matter of policy we do not suggest a specific removal company but can assist you in finding a conveyancing in Leominster or a firm with expertise in conveyancing in Leominster.
I am buying a property in Leominster. One unusual aspect is that the roof has a solar panel. HSBC 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 HSBC your lawyer must comply with the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for HSBC. The Council of Mortgage Lenders’ Handbook includes minimum provisions for solar panel roof-space leases, and property lawyers are required to report to HSBC where a lease does not meet these requirements. The requirements relate to the installation of panels on properties in England and Wales and is not restricted to Leominster.
I am selling my flat. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, TSB are being problematic. The Leominster solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Do commercial conveyancing searches disclose proposed roadworks that could impact a commercial land in Leominster?
Many commercial conveyancing solicitors in Leominster will order a SiteSolutions Highways report as it reduces the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Leominster. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Leominster.
For each commercial conveyancing transaction in Leominster it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Leominster commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Leominster.
Despite weeks of looking the Title Certificate and documents to our property can not be found. The solicitors who handled the conveyancing in Leominster 10 years ago have long since closed. Will I be able to sell the house?
As long as the title is registered the information relating to your proprietorship will be retained by the Land Registry under a Title Number. It is easy to carry out a search at the Land Registry, locate your house and order up to date copies of the Registered Entries for less than a fiver. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
I've found a house that appears to tick a lot of boxes, at a great figure which is making it all the more appealing. I have just discovered that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a house with a leasehold title in Leominster. Conveyancing solicitors have are about to be instructed. Will they explain the issues?
Most houses in Leominster are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Leominster so you should seriously consider looking for a Leominster conveyancing practitioner and check that they have experience in advising on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a service charge towards the maintenance of the communal areas where the house is part of an estate. Your solicitor should advise you fully on all the issues.
I own a split level flat in Leominster, conveyancing having been completed March 1999. Can you work out an approximate cost of a lease extension? Corresponding properties in Leominster with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2083
You have 65 years unexpired we estimate the price of your lease extension to range between £13,300 and £15,400 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.