I am selling my house. I had a double glazing fitted in January 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Principality are being difficult. The Stokenchurch solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are requiring a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality 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 have instructed a Stokenchurch solicitor having checked that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton 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 Stokenchurch 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 finally had an offer on a maisonette in Stokenchurch accepted, but there is a chain. The owners have placed an offer on a flat, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have chosen a local conveyancing solicitor in Stokenchurch. What should be my next step? At what stage do I apply for the mortgage with UBS?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Stokenchurch conveyancing search charges, etc). First, you must check that your property lawyer is on the UBS approved list. Concerning the subsequent steps this very much depends on the specifics of your transaction, desire for the property and on the state of the market. In a hot market many purchasers will apply for a home loan with UBS and pay for the valuation and only if it comes back ok would they pay their lawyer to press on with searches.
I have been told that property searches are the primary cause of obstruction in Stokenchurch conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not figure within the most frequent causes of delays during the legal transfer of property. Local searches are unlikely to feature in any slowing down conveyancing in Stokenchurch.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, no chain conveyancing. Stokenchurch is the location of the property. Is there any guidance you can impart?
Flying freeholds in Stokenchurch are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stokenchurch you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stokenchurch may ascertain 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 residence.
How does the Landlord & Tenant Act 1954 affect my commercial premises in Stokenchurch and how can your lawyers assist?
The 1954 Act gives security of tenure to business tenants, giving them the legal entitlement to apply to court for a continuation of occupancy at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are complicated. Fees are different for commercial conveyancing. Stokenchurch is one of our many areas of the UK in which the firms we work with are based
Planning to complete next month on a ground floor flat in Stokenchurch. Conveyancing solicitors inform me that they will have a report out to me tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Stokenchurch should include some of the following:
Alterations to the flat Setting out your rights in respect of the communal areas in the block.E.G., does the lease grant a right of way over an accessway or staircase? Whether the lease restricts you from subletting the flat, or having a home office for business The physical extent of the demise. This will be the apartment itself but may incorporate a loft or cellar if relevant. Responsibility for maintaining the window frames
I own a ground floor flat in Stokenchurch, conveyancing was carried out in 1999. How much will my lease extension cost? Corresponding flats in Stokenchurch with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2073
With just 54 years left to run we estimate the price of your lease extension to be between £32,300 and £37,400 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.