Do the Building Society Association intend to launch a online directory to to identify law firms on the Coventry BS conveyancing panel for example in St Andrews?
Lexsure has not been advised of any plans on the part of the BSA to develop such a register.
Should our solicitor be asking questions about flooding as part of the conveyancing in St Andrews.
Flooding is a growing risk for conveyancers conducting conveyancing in St Andrews. There are those who purchase a house in St Andrews, completely aware that at some time, it may suffer from flooding. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or dispose of the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that can be carried out by the buyer or by their lawyers which will give them a better understanding of the risks in St Andrews. The standard property information forms sent to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) incorporates a usual inquiry of the seller to find out if the property has suffered from flooding. If the premises has been flooded in past which is not disclosed by the vendor, then a buyer may commence a claim for damages resulting from an incorrect reply. A buyer’s conveyancers should also carry out an enviro report. This should higlight if there is any known flood risk. If so, more detailed investigations will need to be conducted.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what should have been a simple, chain free conveyancing. St Andrews is the location of the property. Is there any advice you can impart?
Flying freeholds in St Andrews are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in St Andrews you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in St Andrews 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 property.
Taking into account that I am about to spend £400,000 on a property in St Andrews I would like to talk to a lawyer about mytransaction before appointing the firm. Can this be arranged?
We could not agree more - we would be happy to talk to you we do not take any clients on without you speaking to the lawyer who will be conducting your property ownership legalities in St Andrews.There is no ‘factory style conveyancing’ - each client is an important person, not a matter number. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in St Andrews should be the amount on the final invoice that you end up paying.
Can you provide any top tips for leasehold conveyancing in St Andrews with the intention of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in St Andrews can be avoided if you get in touch lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ solicitors. If you have the benefit of shareholding in the Management Company, you should ensure that you hold the original share certificate. Arranging a duplicate share certificate can be a lengthy formality and delays many a St Andrews home move. Where a duplicate share certificate is needed, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible. Many landlords or Management Companies in St Andrews levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in St Andrews. If you have carried out any alterations to the property would they have required Landlord’s approval? Have you, for example installed wooden flooring? St Andrews leases often stipulate that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord approving such alterations. If you fail to have the consents to hand you should not communicate with the landlord without contacting your solicitor before hand.
Leasehold Conveyancing in St Andrews - Sample of Questions you should ask before buying
Where a St Andrews lease has less than eighty years it will affect the marketability of the apartment. It is worth checking with your lender that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will probably require a lease extension at some point and you need to have some idea of what this will be. For most St Andrewslease extensions you would need to own the property for two years before you are entitled to extend the lease. It would be sensible to discover as much as you can regarding the managing agents as they will impact your use and enjoyment of the property. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to every day issues like the tidiness of the communal areas. Enquire of other people what they think of them. In conclusion, investigate as to the dates that you are obliged pay the service charge to the relevant party and specifically what you get for your money. How much is the ground rent and service charge?