My wife and I buying a terrace house in Thurmaston. Our aim is to carry out an extension to the side at the house.Will legal due diligence on the property include enquiries to see if these alterations are allowed?
Your solicitor will review the registered title as conveyancing in Thurmaston can occasionally identify restrictions in the title documents which prohibit certain works or require the permission of another owner. Certain additions require local authority planning permissions and approval in accordance building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be sensible to check these things with a surveyor before you commit yourself to a purchase.
It is not clear whether my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Thurmaston bank branch on a couple of occasions and was told they are content with the situation and they would lend. My Thurmaston conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend in accordance with their specific requirements. Who do I believe?
The solicitor must comply with the CML Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years remaining.
After months of negotiation I have agreed a price on an apartment in Thurmaston. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancing practitioner contacted me sheepishly admitting that they were not on the Bank of Ireland 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 Bank of Ireland 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.
Is it necessary to take out insurance to cover chancel repairs when acquiring a residence in Thurmaston?
Unless a prior acquisition of the house completed after 12 October 2013 you may assume that lawyers handling conveyancing in Thurmaston to continue to recommend a chancel search and or insurance against a claim.
I used Stirling Law a few years past for my conveyancing in Thurmaston. I now require my papers but the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Thurmaston of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently bought a leasehold property in Thurmaston. Do I have any liability for 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. Strange as it may seem, 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).
I acquired a garden flat in Thurmaston, conveyancing having been completed September 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Thurmaston with an extended lease are worth £227,000. The ground rent is £50 charged once a year. The lease comes to an end on 21st October 2090
With only 71 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
My husband and I yesterday found out that one of the partners of the law firm handling the purchase conveyancing in Thurmaston is is the sister of the vendor. Is this acceptable?
On the basis that there is no conflict of interest this is permitted. If you are needing a home loan then the bank may have a say as many banks have specific requirements concerning this. For example for Nationwide Building Society as of 13/4/2019, the requirements read as follows :