I was informed today by my estate agent that my Standish lawyer is not on the bank Solicitor panel. How can I be certain if this is indeed the case?
The first thing you need to do is to contact your Standish lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they may recommend you to a Standish conveyancing firm that is on the approved list of lawyers for your mortgage company.
My son is in the process of securing a newly built flat in Standish with a mortgage from Skipton. His solicitor has advised him of a delay in completing the ‘Disclosure of Incentive Form’. Who needs to receive the form?
The form is intended to provide information to the main parties involved in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Skipton conveyancing panel as a standard part of the process, and to the valuer when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Skipton conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Standish. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Standish
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please confirm the Lease plans are architect prepared. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Taking into account that I will soon spend over three hundred thousand on a property in Standish I wish to have a conversation with the lawyer about mytransaction prior to giving the go ahead to the firm. Is this something that you can arrange?
This is something that we recommend - it is our preference to talk to you we do not take any clients on without you speaking to the conveyancer who will be doing your property ownership legalities in Standish.There is no ‘factory style conveyancing’ - each client is unique individual, not a case number. The practices that we put you in touch with believe that the figure you are provided with for residential conveyancing in Standish should be the amount on the final invoice that you are charged.
What are your top tips when it comes to finding a Standish conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for lease extension works (regardless if they are a Standish conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Standish conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be of use:
If they are not ALEP accredited then what is the reason? Can they put you in touch with clients in Standish who can give a testimonial?
Leasehold Conveyancing in Standish - Sample of Queries Prior to buying
Where a Standish lease has less than 80 years it will impact the salability of the property. It is worth checking with your mortgage company that they are happy with the length of the lease. A short lease means that you will probably have to extend the lease at some point and it is worth discovering what this would cost. For most Standishlease extensions you would be required to have owned the property for two years before you are eligible to extend the lease. What is the service charge and ground rent on the flat? Can you inform me if there are any major works in the planning that will increase the maintenance charges?