I have given 2 months notice to my current landlord and must vacate my let out apartment in Woodlands by the end of next month. Conveyancing on my purchase is progressing. Can I complete in 4 weeks as don't want to have to find temporary accommodation?
Generally one should not provide notice on a rental until exchange of contracts has taken place. Assuming that you have not already done so, speak to your conveyancer and ask them to they apply pressure on the sellers side, try to an agreed time frame that all parties will aim towards
Is there a reason why leasehold purchase conveyancing in Woodlands is more expensive?
The conveyancing charges on a leasehold premises in Woodlands is frequently greater than on a freehold residence. This is because there is an amount of supplemental investigations required in liaising with the freeholder and management company to obtain information concerning whether the rent and maintenance charges have been cleared and whether there are any significant expenditure in the foreseeable future on repairs or maintenance of the block.
Please help - my lawyer advises that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Woodlands?
The right level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between Birmingham Midshires and Barnsley Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
The mortgage over my property is with Santander for my property in Woodlands. Conveyancing has been completed a year ago. If I am intending to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Santander?
Your original mortgage agreement with Santander will provide that you need their approval before renting your property as this is likely to be a breach of Santander’s mortgage conditions. It may be that Santander will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Santander directly. You need not do this via a Santander conveyancing panel solicitor.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Woodlands solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Woodlands surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
I am 14 days into a freehold purchase having been recommend to solicitors by the high street agent to carry out the conveyancing in Woodlands. I am not happy. Can you help me find new conveyancers?
They would need to be very bad to suggest diss instructing them. Has the loan offer been issued? If so you will need to advise them of the new conveyancer and have the loan are re-issued. Your new solicitor ideally needs to be on the banks approved list to avoid supplemental costs and complications. That should be your starting point. The search tool should help you find a bank approved lawyer for your home move in Woodlands
All being well we will complete our sale of a £225,000 apartment in Woodlands in just under a week. The managing agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years service charge statements. Is it legal for a freeholder to charge such fees for a leasehold conveyance in Woodlands?
Woodlands conveyancing on leasehold maisonettes more often than not necessitates the buyer’s lawyer sending enquiries for the landlord to answer. Although the landlord is under no legal obligation to answer such questions most will be willing to do so. They are at liberty to levy a reasonable administration fee for answering enquiries or supplying documentation. There is no set fee. The average fee for the information that you are referring to is £350, in some cases it is in excess of £800. The administration charge levied by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, otherwise the charge is technically not due. In reality you have little choice but to pay whatever is demanded should you wish to sell the property.
I have attempted and failed to negotiate with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal adjudicate on such issues? Can you recommend a Woodlands conveyancing firm to help?
Most certainly. We can put you in touch with a Woodlands conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Woodlands property is Ground Floor Flat 91 Bath Road in May 2009. in a case where the freeholder could not be traced, the Brentford County Court ordered that the Lease be surrendered in return for the grant of a new lease of the Premises at a premium determined by the Leasehold Valuation Tribunal. The tribunal concluded that the price payable by the Applicant for the new lease of the premises be £15,900 This case was in relation to 1 flat. The number of years remaining on the existing lease(s) was 60.45 years.