I have given 8 weeks notice to my existing landlord and have to vacate my rented apartment in Ruskington by the end of next month. Conveyancing on my purchase has just started. How realistic is it to complete in six weeks as don't want to have to move into short term accommodation?

Generally one should not serve notice on a rental until your lawyer suggests that you should. If you have not already done so, update to your lawyer and urge them to they apply pressure on the sellers lawyers, try to get a realistic time scale from them that everyone will work towards

My lawyer has informed me that lack of building regulations insurance is needed on my purchase. What is the level of cover for Ruskington conveyancing?

The right level of lack of building regulations indemnity insurance should be dictated by who who your lender is. It would differ for example between Halifax and Virgin Money. Conveyancing lawyers as opposed to members of the public take out such policies.

We have a mortgage agreed in principle with UBS. Ruskington conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from UBS?

Some lenders take longer than others. Have UBS done the valuation? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.

My fiancee and I are at the point of looking at apartments in Ruskington and I am now considering a potential offer. Should I already have a solicitor appointed at this point? I am planning to take a mortgage with HSBC.

You should start requesting conveyancing quotes from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. Given that you are getting a mortgage with HSBC, ask your prospective lawyers if they are on the HSBC conveyancing panel otherwise they can't do the mortgage legal work.

Are there restrictive covenants that are commonly picked up as part of conveyancing in Ruskington?

Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Ruskington. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’

Do you have any advice for leasehold conveyancing in Ruskington from the point of view of saving time on the sale process?

• A significant proportion of the delay in leasehold conveyancing in Ruskington can be avoided if you instruct lawyers the minute your agents start advertising the property and ask them to put together the leasehold documentation which will be required by the buyers’ solicitors.
In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Ruskington leases often stipulate that internal structural changes or laying down wooden flooring require a licence from the Landlord consenting to such works. If you dont have the consents to hand you should not communicate with the landlord without contacting your solicitor in advance. If you have had conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The purchasers and their solicitors will be reluctant to purchase a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to present the dispute as historic as opposed to unsettled. If you are supposed to have a share in the Management Company, you should ensure that you are holding the original share certificate. Organising a replacement share certificate can be a time consuming formality and frustrates many a Ruskington conveyancing deal. Where a duplicate share certificate is required, you should approach the company officers or managing agents (if relevant) for this at the earliest opportunity. Many freeholders or managing agents in Ruskington charge for supplying management packs for a leasehold premises. You or your lawyers should find out the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Ruskington.

Ruskington Conveyancing for Leasehold Flats - Examples of Questions you should ask Prior to Purchasing

Is the freehold reversion owned collectively by the leaseholders? It is important to be aware whether a new roof is being installed or some other significant cost is due shortly that will be shared between the leasehold owners and may well materially increase the the maintenance fees or necessitate a one off invoice.

My solicitors in Ruskington have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the lender. Is it case that being on the mortgage company conveyancing panel they need to have retained the file for a number of years?

Different lenders have different requirements but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the lender Conveyancing Panel Terms. It might be worth you contacting the bank directly.