Do the Building Society Association intend to launch a online directory to to identify law firms on the Loughborough BS conveyancing panel for instance in Rugeley?

We would not expect to be advised of any plans on the part of the BSA to promote such a register.

I am helping my mother sell her property in Rugeley. Will the conveyancing solicitor arrange the energy assessment or do I organise this?

After the abolition of Home Information Packs, energy assessments was left as a required component of moving property. An energy performance certificate needs to be to hand in advance of the property being placed on the market. This is not something that conveyancers normally organise. Where you are instructing a Rugeley conveyancing solicitor they might be able to arrange energy assessments due to their relationships with reputable local assessors

My wife and I are in the throws of viewing apartments in Rugeley and I am about to put in an offer. Should I already have a property lawyer appointed at this point? I will be getting a mortgage with Nottingham.

You should start obtaining conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the estate agent. Given that you are obtaining a mortgage with Nottingham, ask your prospective lawyers if they are on the Nottingham conveyancing panel otherwise they can't do the mortgage legal work.

The mortgage over my property is with UBS for my property in Rugeley. 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 BTL mortgage or inform UBS?

You must advise UBS prior to letting out your property as this is likely to be a breach of UBS’s mortgage conditions. In many cases banks or building societies will permit you to let 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 UBS directly. You need not do this via a UBS conveyancing panel solicitor.

Are there restrictive covenants that are commonly identified as part of conveyancing in Rugeley?

Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Rugeley. 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…’

What is different about your site and other online quote calculators for conveyancing in Rugeley?

At this site receive a fixed fee costs illustration via a Solicitor or Licensed Conveyancer that understands the nuances for your conveyancing in Rugeley. As opposed to estate agents and many comparison sites we do not operate kick-back deals with solicitors. Many agents and online brokers 'recommend' the firm paying the most per referral, not the best value conveyancing in Rugeley

Do you have any advice for leasehold conveyancing in Rugeley from the point of view of speeding up the sale process?

• A significant proportion of the frustration in leasehold conveyancing in Rugeley can be avoided if you instruct lawyers as soon as you market your property and request that they start to collate the leasehold information needed by the purchasers’ conveyancers.
If you have had any disputes with your landlord or managing agents it is very important that these are settled before the property is marketed. 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 discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of 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 clearly preferable to reveal the dispute as historic as opposed to unsettled. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Rugeley leases often stipulate that internal structural alterations or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such changes. Should you fail to have the consents in place do not communicate with the landlord without checking with your conveyancer in the first instance. A minority of Rugeley leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the purchasers or their solicitors.

Leasehold Conveyancing in Rugeley - A selection of Questions you should ask before buying

Best to be warned whether window replacement or some other significant cost is anticipated that will be shared between the leaseholders and will dramatically impact the level of the service charges or result in a one time invoice. The prefered form of lease structure is where the freehold reversion is in the ownership of the leaseholders. In this situation the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently employed where the building is larger than a house conversion, the managing agent retained by the leaseholders. Most Rugeley leasehold flats will incur a service bill for maintenance of the building invoiced on behalf of the freeholder. Should you buy the apartment you will have to meet this charge, normally in instalments throughout the year. This could differ from several hundred pounds to thousands of pounds for buildings with lifts and large common grounds. There will also be a rentcharge for you to pay annual, normally this is not a large sum, say approximately £50-£100 but you should to check as occasionally it could be surprisingly expensive.