My partner and I are buying our first property. Our lawyer has contact usto see if we want to take out extra conveyancing searches. Frankly we are clueless as to what's appropriate for conveyancing in Skipton
The range of Skipton conveyancing searches should be dictated entirely on the property, the location, the probability of any of these risks, your knowledge of the region and risks, your overall appetite to risk. What matters is that you properly understand what information each search could provide. You may then make a decision if you consider that you need that information. Should you be unsure, ask the conveyancer to advise.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Skipton. Do I pick up the keys to the premises on completion from my conveyancer? If this is the case, I will find a High Street conveyancing solicitor in Skipton?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the purchase money to the seller's solicitors, and once they have received this, you will be called to collect the keys from the property Agents and move into your new home. Usually this happens between 1 and 3pm.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Lloyds are being pedantic. The Skipton solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are requiring a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds 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 was told three weeks ago that my mortgage has been agreed to by Bank of Ireland. Is it usual for Bank of Ireland to only issue the offer once my solicitor in Skipton is approved on their conveyancing panel? Bank of Ireland have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Bank of Ireland to deal with your lawyer's application to be on the Bank of Ireland conveyancing panel. There's no guarantee that your solicitor will be accepted.
How does conveyancing in Skipton differ for new build properties?
Most buyers of new build property in Skipton come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is built. This is because house builders in Skipton tend to buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Skipton or who has acted in the same development.
I work for a long established estate agency in Skipton where we see a number of flat sales put at risk due to short leases. I have been given contradictory information from local Skipton conveyancing solicitors. Can you confirm whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a 1st floor flat in Skipton, conveyancing was carried out February 2005. Can you work out an approximate cost of a lease extension? Comparable properties in Skipton with over 90 years remaining are worth £165,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2096
With 78 years unexpired we estimate the price of your lease extension to span between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
We are midway through buying a property in Skipton. Conveyancing solicitor has told us the property is "Leasehold". Does this adversely affect the salability of the property?
Skipton conveyancing does not usually involve leasehold houses. The key factor here is the length of lease and the ground rent. If there are hundred of years years remaining with a peppercorn rent, it's virtually freehold, so it’s unlikely to impact the marketability too much.
At the other extreme, if it's, say, fifty five years it will have a adverse effect on the saleability, and probably wouldn't be mortgageable. The remaining lease term and ground rent will be stated in the lease to be supplied to your property lawyer.