Is it correct that all Fenny Stratford CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved firms?

A selection of lenders now make use of CQS as the kick off point for Panel approval such as HSBC and Santander. CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of conveyancing solicitors.

I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Fenny Stratford conveyancer on the Skipton panel to remove the mortgage at the Land Registry. Am I right?

If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:

1. but are not moving to another property
2. where Skipton has sent the Land Registry the discharge electronically, and
3. Skipton has instructed the Land Registry to do so

I am due to exchange contracts on my apartment. I had a double glazing fitted in October 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Yorkshire BS are being difficult. The Fenny Stratford solicitor who is on the Yorkshire BS conveyancing panel is recommending indemnity insurance as a solution but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?

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

My relative suggested that where I am purchasing in Fenny Stratford I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

This is a search is occasionally quoted for as part of the standard Fenny Stratford conveyancing searches. It is a large report of more than thirty pages, listing and setting out important information about Fenny Stratford around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data concerning Fenny Stratford.

How does conveyancing in Fenny Stratford differ for new build properties?

Most buyers of new build premises in Fenny Stratford contact us having been asked by the seller to sign contracts and commit to the purchase even before the premises is finished. This is because builders in Fenny Stratford tend to purchase the land, 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 used to new build conveyancing in Fenny Stratford or who has acted in the same development.

Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one close by in Fenny Stratford I like with a park and railway links in the vicinity, however it's only got 61 remaining years left on the lease. I can't really find anything else in Fenny Stratford for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?

Should you need a mortgage the shortness of the lease may be a potential deal breaker. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.

My wife and I purchased a leasehold flat in Fenny Stratford. Conveyancing and Barnsley Building Society mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Fenny Stratford who previously acted has now retired. What should I do?

First contact the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Fenny Stratford conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. 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.

Leasehold Conveyancing in Fenny Stratford - A selection of Questions you should ask Prior to Purchasing

On the whole the cost for major works tend not to be wrapped into the maintenance charges, albeit that a few managing agents in Fenny Stratford ask leaseholders to pay into a sinking fund created for the specific purpose of establishing a fund for larger works. Is anyone aware of any major works anticipated that will add a premium to the maintenance fees? You should be aware that where the lease has less than 80 years it will impact the salability of the apartment. Check with your lender that they are content with the length of the lease. A short lease means that you will most likely require a lease extension at some point and it is worth discovering how much this will be. Remember, in most cases you will need to own the property for 24 months in order to be legally able to carry out a lease extension.