I have given 2 months notice to my current landlord and must be out of my let out property in Shenley Church End by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in six weeks as don't want to have to move into temporary accommodation?
It is unwise to provide notice on a rental until you have exchanged. Assuming that you have not already done so, speak to your solicitor and request that they chase the other lawyers, try to get a realistic time scale from them that everyone will look to achieve
Having sold my house in Shenley Church End last June yet the purchaser is texting daily to say his solicitor needs to hear from mine. What should have happened now that I have sold?
Following your house sale your lawyer is obliged to send the transfer deeds and all of the paperwork to the purchaser's solicitors. If applicable, your solicitor should also evidence that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion requirements specific conveyancing in Shenley Church End.
My bid for a property was accepted at auction in Shenley Church End. Conveyancing is necessary. What is next?
Having exchanged you must instruct a conveyancing solicitor as a matter of urgency as you are faced with a fast approaching a drop dead date to complete the purchase. All auction property should have an associated auction pack. This will likely include evidence of title and search results. In the case of leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork relating to a leasehold property. You need to hand this to the solicitor working for you at the earliest opportunity. Do make sure that that you have the requisite funding organised to complete the transaction on the set completion date.
I am due to exchange contracts on my flat. I had a double glazing fitted in December 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Skipton are being difficult. The Shenley Church End solicitor who is on the Skipton conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton 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.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Shenley Church End solicitor - who is on the Bank of Ireland conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Bank of Ireland will need an independent valuation of the property. Your lawyer will not arrange this. Usually Bank of Ireland 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 Shenley Church 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.
I have been on the look out for a flat up to £235,500 and found one near me in Shenley Church End I like with amenity areas and station in the vicinity, the downside is that it's only got 52 remaining years left on the lease. I can't really find anything else in Shenley Church End for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
Do online conveyancing organisations cover everything a local Shenley Church End solicitor does or must I employ a solicitor for the final stages for my conveyancing in Shenley Church End?
If you use an online conveyancer they will undertake all the things your Shenley Church End conveyancer will cover.