Our lender has recommended a law firm on their panel based in Pitstone but I would rather instruct a conveyancing lawyer in Pitstone round the corner to me. Are you able to assist?
Far from all Pitstone conveyancing solicitors are listed all banks conveyancing panel. Use our find an approved solicitor tool to identify a Pitstone conveyancing firm on the on the bank panel.
My father advised me that in purchasing a property in Pitstone there could be various restrictions as to what one can do in terms of external alterations to the property. Is this right?
We are aware of a number of properties in Pitstone which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Pitstone should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am the only recipient of my late grandmother’s will with all property in now in my sole name, including the my former home in Pitstone. Conveyancing formalities meant that the Land Registry date was in January. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship will be considered the same way as if I'd bought the property in January. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be caught by that. many lenders would take a pragmatic view as this requirement principally exists to pick up on subsales or the flipping of property.
I am selling my house. I had a double glazing fitted in August 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Leeds Building Society are being problematic. The Pitstone solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Pitstone is where the house is located. Is there any guidance you can give?
Flying freeholds in Pitstone are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Pitstone you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pitstone may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £125,000 apartment in Pitstone in 10 days. The management company has quoted £348 for Certificate of Compliance, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge such fees for a flat conveyance in Pitstone?
For the majority of leasehold sales in Pitstone conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Completing pre-exchange enquiries
Where consent is required before sale in Pitstone
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Pitstone Conveyancing for Leasehold Flats - Sample of Questions you should consider before buying
Many Pitstone leasehold flats will have a service charge for the upkeep of the block invoiced on behalf of the management company. Where you buy the flat you will have to pay this liability, usually quarterly accross the year. This can vary from a few hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a ground rent for you to pay annual, normally this is not a exorbitant sum, say about £25-£75 but you need to enquire as occasionally it can be surprisingly expensive. Make sure you discover if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Pitstone. If you love the apartmentin Pitstone however your cat is not allowed to move with you then you will be faced hard determination. Who is in charge of the building?
Are all Pitstone solicitors on every bank conveyancing panel?
The Lexsure search tool on this page may be of use or you can pop into your local lender branch in Pitstone. Chances are that they can recommend conveyancing solicitors in Pitstone