My wife and I buying a 3 bedroom semi in Windsor. We would like to convert the garage to a playroom at the house.Will legal due diligence on the property include checks to ascertain if these alterations are prohibited?
Your solicitor will check the deeds as conveyancing in Windsor will on occasion reveal restrictions in the title documents which restrict categories of changes or necessitated the consent of another owner. Certain extensions call for local authority planning consent and approval under the building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor prior to committing yourself to a purchase.
We had instructed conveyancers locally in Windsor on the Aldermore solicitor approved list. They are now charging me a supplemental fee for the legal aspects of the Aldermore mortgage. Is this a supplemental conveyancing fee specified by Aldermore?
Unfortunately, so long as it is in their Terms and Conditions or Quote then yes your conveyancer is entitled to charge a fee for this. This fee is not set by Aldermore but by your Windsor conveyancing practitioner. Some firms on the Aldermore panel will levy an ‘acting for lender’ fee but many practices include it on their overall fee.
I am due to exchange contracts on my flat. I had a double glazing fitted in June 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Aldermore are being a right pain. The Windsor solicitor who is on the Aldermore conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Aldermore are requiring a building regulation certificate. Why do Aldermore have a conveyancing panel if they don't accept advice from them?
It is probably the case that Aldermore have referred the matter to their valuer. The reason why Aldermore 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.
What does a local search inform me concerning the property I am purchasing in Windsor?
Windsor conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search plays a central part in most Windsor conveyancing purchase; as long as you don’t want any nasty surprises after you move into your property. The search should supply information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject headings.
I was pointed in your direction by a couple of local selling agents in Windsor to choose a solicitor using your seach tool. Is there a financial inducement for Estate Agents to offer your site over and above a competitor’s?
We refuse to give any commission for directing people in our direction. We found it would be just too difficult a fee as home movers will think, ‘Why is the agent getting a kickback? Why am I not getting any benefit too?’ We would prefer to grow our business on genuine recommendations.
I am a fortnight into a leasehold purchase having been directed to conveyancers by the selling agent to perform conveyancing in Windsor. I am not happy. Could you help me find new lawyers?
They would have to be very bad in order to consider replacing them. Has your mortgage offer been generated? If so you need to inform them of the replacement conveyancer and ensure the mortgage documents are re-issued. The conveyancer needs to be on the lenders panel to avoid added charges and complications. So that should be your first question of the new solicitors. The search tool should help you find a lender approved lawyer for your home move in Windsor
My wife and I purchased a leasehold flat in Windsor. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Windsor who acted for me is not around. Any advice?
First contact HMLR to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Windsor conveyancing lawyer to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a 2 bed flat in Windsor, conveyancing formalities finalised September 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Windsor with over 90 years remaining are worth £201,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2085
With just 64 years left to run the likely cost is going to span between £14,300 and £16,400 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.