At what point does exchange of contracts happen for sale conveyancing in North End and do I need to be at the conveyancers office?

Where you are in close proximity to one of the conveyancing solicitors in North End you are invited in to sign the paperwork. However, the firms we recommend supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when communicating with you electronically. The signing of the contract is not the critical part. Signing on the dotted line is just a prerequisite for the solicitor to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in North End)to be in the office available at the end of the phone to exchange contracts.

I am purchasing a property in North End. A rare aspect is that the roof has a solar panel. Santander have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?

As your lender is Santander your lawyer must check the conveyancing instructions contained in Part 2 of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Santander where a lease fails to satisfy these requirements. The specifications relate to the installation of panels on properties in England and Wales and is not restricted to North End.

Planning on purchasing a maisonette in North End. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.

They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the North End solicitor is on the Nottingham conveyancing panel.

I have instructed a North End lawyer having checked that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?

Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own North End surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.

Just had an offer accepted on a new build flat in North End. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.

Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in North End

There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.

My husband and I are 17 days into a residential purchase having been referred to solicitors by the estate agent to handle our conveyancing in North End. We are not happy. Can you help me find new lawyers?

They would need to be very poor to suggest changing them. Has the loan offer been issued? If so you must make them aware of the new contact details and get the loan are re-sent. The solicitor ideally should be on the lenders approved list to avoid escalating charges and delays. That should be your starting point. The search tool can assist you in finding a bank approved solicitor for your home move in North End

I have recently realised that I have 68 years unexpired on my lease in North End. I need to extend my lease but my freeholder is can not be found. What should I do?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you or your lawyers have made all reasonable attempts to locate the freeholder. For most situations an enquiry agent would be useful to carry out a search and prepare an expert document to be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s disappearance and the vesting order request to the County Court covering North End.

We have reached the end of our tether in seeking a lease extension in North End. Can the Leasehold Valuation Tribunal adjudicate on premiums?

You certainly can. We can put you in touch with a North End conveyancing firm who can help.

An example of a Lease Extension matter before the tribunal for a North End flat is Various @ Colombus Square in January 2012. the Tribunal calculated the premiums to be paid for new leases for each of the flats in Mariners Walk to be £3822 and the premium to be paid for the new lease of 2 Knights Court to be £4439. This case affected 13 flats. The unexpired residue of the current lease was 76 years.