I have given 8 weeks notice to my current landlord and must be out of my let out flat in Shenley Brook End by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 5 weeks as don't want to have to move into temporary accommodation?
Generally one should not give notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, speak to your solicitor and request that they apply pressure on the other solicitors, try to a target completion date that all parties will look to achieve
What happens if my solicitor is suspended from the HSBC Solicitor panel ahead of completing my conveyancing in Shenley Brook End?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
I am assisting my step-mother sell her flat in Shenley Brook End. Does the conveyancing solicitor commission an energy performance certificate or it is for the owner to coordinate?
Following the abolition of Home Information Packs, EPC’s was retained a required component of moving house. An EPC must be commissioned in advance of the property being marketed. This is not a task that law firms normally arrange. Where you are using a Shenley Brook End conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established Shenley Brook End assessors
The mortgage over my property is with Kent Reliance for my property in Shenley Brook End. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. It should not be necessary to do this via a Kent Reliance conveyancing panel lawyer.
I have finally had an offer on a flat in Shenley Brook End accepted, the sellers do nevertheless have a tied purchase. The sellers have offered on on an apartment, however it’s not yet agreed to, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Shenley Brook End. What should be my next step? When do I get the mortgage application with Aldermore started?
It is normal to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx £1k, then survey, Shenley Brook End conveyancing search costs, etc). The first thing to do is check that your solicitor is on the Aldermore approved list. Regarding the next phase this very much dictated by the specifics of your case, motivation for the property and on the state of the market. In a hot market the majority of purchasers would apply for a home loan with Aldermore and pay for the valuation and only if it comes back ok would they pay their conveyancer to press on with the conveyancing in Shenley Brook End.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one close by in Shenley Brook End I like with amenity areas and railway links nearby, however it's only got 52 years unexpired on the lease. I can't really find anything else in Shenley Brook End suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a home loan the remaining unexpired lease term may be an issue. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this matter.
Midway through the sale of a leasehold flat in Shenley Brook End. Conveyancing is fine but we are being charged an extortionate amount by the freeholder. So far we have forked out £225 for a leasehold management information and then another £117.20 for supplemental queries raised by the purchaser's conveyancing practitioner.
Your lawyer will unlikely have any sway over the level of the bill for this information however the average fee for the information for Shenley Brook End leasehold property is £360. When it comes to Shenley Brook End conveyancing deals it is standard for the seller to pay for these costs. The landlord or their agents are under no legal obligation to address such questions although many will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no statute that mandates fixed fees for administrative tasks. Nor is there any set time limit by which they are obliged to issue answers.