I am purchasing a 4 bedroom semi-detached house in Stone Cross. The intention is to convert the garage to a playroom at the house.Will the conveyancing process include checks to determine if these works are allowed?
Your solicitor will check the registered title as conveyancing in Stone Cross will on occasion reveal restrictions in the title documents which prevent categories of changes or require the permission of another owner. Many extensions need local authority planning permissions and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
My solicitor has informed me that missing deeds insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Stone Cross?
The right level of missing deeds indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Skipton Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
I recently had an offer agreed on an apartment in Stone Cross. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an upfront payment of £225. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I need some fast conveyancing in Stone Cross as I am faced with a deadline to sign on the dotted line inside one month. A mortgage is not required. Is it possible to escape the need for conveyancing searches to save money and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no conveyancer would recommend that you don't. Drawing on our experience of conveyancing in Stone Cross the following are instances of what can show up and adversely affect future mortgageability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Unadopted Roads,...
It has been 3 months following my purchase conveyancing in Stone Cross completed. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Stone Cross differ for new build properties?
Most buyers of new build premises in Stone Cross contact us having been asked by the developer to sign contracts and commit to the purchase even before the house is built. This is because new home sellers in Stone Cross tend to acquire the land, 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 property lawyers 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 Stone Cross or who has acted in the same development.
I've recently bought a leasehold property in Stone Cross. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Stone Cross Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to Purchasing
The best form of lease structure is a share of the freehold. In this arrangement the lessees enjoy control and although a managing agent is often retained where it is larger than a house conversion, the managing agent is directed by the tenants. How is the lease structured?