Can conveyancing in Coventry to be completed in less than 3 weeks?

First, If the seller is applying pressure for your conveyancing it is advisable to make sure that your solicitor is familiar with the area as they will benefit local contacts and know-how. It is even conceivable that they could have transacted previoushouses in the same neighbourhood. Therefore consider using a Coventry conveyancing lawyer. In addition, be sure that the conveyancing firm is on the lender panel. It is believed that nearly one in five of Coventry conveyancing transactions are delayed or derailed after finding out that a buyer’s conveyancer was not on their mortgage lender’s list of approved solicitors. In many cases this discovery resulted in the home move being delayed by almost 21 days. It is understood that this issue impacts in the region of one hundred thousand home sales annually. Almost all Coventry conveyancing firms can not act for certain mortgage companies so do check at the outset.

I am buying a new build apartment in Coventry. Conveyancing is daunting 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 are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Coventry

Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please confirm the Lease plans are surveyor prepared.

Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what was supposed to be a straight forward, chain free conveyancing. Coventry is the location of the property. Can you offer any guidance?

Flying freeholds in Coventry are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Coventry you must be sure that your lawyer goes through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Coventry may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.

We're new on the property ladder - agreed a price, yet the selling agent informed us that the seller will only proceed if we use the agent's chosen solicitors as they want a ‘quick sale’. My instinct tells me that we should use a family conveyancer accustomed to conveyancing in Coventry

We suspect that the seller is not behind this requirement. If they want ‘a quick sale', taking such a hostile approach to a genuine buyer is not the way to achieve this. Contact the vendors directly and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you are chain free (d) you wish to move quickly (e)but you will continue to instruct your own,trusted Coventry conveyancing firm - as opposed tothose that will provide the negotiator at the agency a introducer fee or hit his conveyancing figures set by corporate headquarters.

My wife and I may need to rent out our Coventry basement flat temporarily due to a new job. We instructed a Coventry conveyancing firm in 2004 but they have closed and we did not think at the time seek any advice as to whether the lease permits subletting. How do we find out?

Even though your previous Coventry conveyancing solicitor is not around you can check your lease to check if it allows you to sublet the premises. The rule is that if the lease is silent, subletting is permitted. There may be a precondition that you must obtain consent via your landlord or some other party prior to subletting. The net result is you not allowed to sublet without prior consent. Such consent should not be unreasonably turned down. If your lease prohibits you from letting out the property you should ask your landlord for their consent.

I acquired a 1st floor flat in Coventry, conveyancing was carried out in 1995. How much will my lease extension cost? Similar properties in Coventry with a long lease are worth £201,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2090

You have 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 plus professional fees.

The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.