I have given 8 weeks notice to my existing landlord and have to vacate my let out flat in Wisbech by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in a couple of weeks as I wish to avoid having to find short term accommodation?
The normal practice is not to give notice for your tenancy until exchange of contracts has taken place. Assuming that you have not already done so, notify to your lawyer and ask them to they apply pressure on the other solicitors, try to get a realistic time scale from them that everyone will aim towards
How does conveyancing in Wisbech differ for newly converted properties?
Most buyers of new build or newly converted property in Wisbech approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Wisbech tend to acquire the site, 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 Wisbech or who has acted in the same development.
Due to the advice of my in-laws I had a survey completed on a house in Wisbech ahead of instructing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies tend not issue a mortgage on this type of home.
It depends who your proposed lender is. Bank of Scotland has different requirements for example to Birmingham Midshires. If you call us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wisbech. Conveyancing will be smoother if you use a solicitor in Wisbech especially if they are accustomed to such properties in Wisbech.
Last August I purchased a leasehold house in Wisbech. 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 lessee 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).
Wisbech Leasehold Conveyancing - Sample of Queries Prior to Purchasing
Best to be warned if redecorating or some other major work is anticipated to be shared between the leasehold owners and will dramatically impact the level of the maintenance fees or result in a one time invoice. How much is the ground rent and service charge? How long is the Lease?
Is it true that a Wisbech conveyancing practice taken to court by a client for failing to conduct the right conveyancing searches?
We are not aware of such a Wisbech conveyancing claim but according to a recent report, clients acquiring a property in Cumbria successfully sued their lawyer as a consequence of development plans to build a wind farm failing to be picked up in conveyancing searches.
Where you are purchasing in Wisbech It is essential that your conveyancing practitioner carry out all Wisbech conveyancing searches necessary to ensure you have relevant and current information ahead of buying a home in Wisbech.