I am obtaining a offer of a home loan from Lloyds. My intention is to retain the legal services of a Licensed Conveyancer in Thrapston. Does the Lloyds Conveyancing panel exclude conveyancers regulated by the CLC?

The Lloyds conveyancing panel is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.

My lawyer has informed me that flying freehold insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Thrapston?

The right level of flying freehold indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and The Mortgage Works. Conveyancing practitioners as opposed to borrowers take out such insurances.

I am the sole beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Thrapston. The Thrapston property was put into my name in October. I plan to dispose of the house. I do know about the CML 6 month 'rule', meaning my property ownership may be considered the same way as if I'd bought the house in October. Will no one buy the property for half a year?

The Council of Mortgage Lenders’ handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Some mortgage companies would take a pragmatic view as this provision is primarily there to pick up on subsales or the quick reselling of properties.

I am selling my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Kent Reliance are being difficult. The Thrapston solicitor who is on the Kent Reliance conveyancing panel is saying indemnity insurance will be fine but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?

It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.

The estate agent has sent us the confirmation of our purchase of a new build apartment in Thrapston. Conveyancing is a frightening process 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 is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Thrapston

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants.

I am downsizing from my home. My former conveyancers closed down. I am in need of a recommendation of a conveyancing firm. I happen to live in Thrapston if that makes things easier.

Do use our search tool to help you find a solicitor for your conveyancing in Thrapston. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.

We expect to complete the sale of our £300,000 flat in Thrapston in just under a week. The freeholder has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Thrapston?

For the majority of leasehold sales in Thrapston conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

Addressing conveyancing due diligence enquiries Where consent is required before sale in Thrapston Copies of the building insurance and schedule Deeds of covenant upon sale Registering of the assignment of the change of lessee after a sale

Your conveyancer will have no control over the level of the charges for this information but the average costs for the information for Thrapston leasehold premises is £350. For Thrapston conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are obliged to provide answers.

Leasehold Conveyancing in Thrapston - Sample of Queries Prior to Purchasing

How much is the service charge and ground rent on the property? Make sure you find out if the the lease contains any adverse restrictions in the lease. By way of example it is fairly common in Thrapston leases that pets are not allowed in certain buildings in Thrapston. If you like the propertyin Thrapston however your dog is not allowed to move with you then you will be presented with a hard choice. Does the lease have more than 85 years left?