Completed the sale of my flat in Low Fell last September yet the purchaser is whats apping every few hours to moan that his solicitor is waiting to hear from myconveyancer. What should have happened now that I have sold?
Post completion of your disposal your solicitor should deliver the transfer deeds and all additional paperwork to the buyer’s lawyers. If applicable, your lawyer should also confirm that the mortgage has been paid off to the purchasers solicitors. There are no post completion procedures specific conveyancing in Low Fell.
I am purchasing a property in Low Fell. One unusual aspect is that the roof has a solar panel. Nottingham have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Nottingham your lawyer must comply with the conveyancing instructions contained in Part two of UK Finance Lenders’ Handbook for Nottingham. The CML Handbook stipulates minimum requirements for solar panel roof-space leases, and conveyancing practitioners are required to report to Nottingham where a lease fails to comply with these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Low Fell.
After much negotiation I have agreed a price on a house in Low Fell. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £225. Not long after, the conveyancing practitioner called me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I had an offer accepted on a property in Low Fell on 18/3/2024, valuation was booked 3 days later, all came back fine. Property lawyer retained, so the only thing outstanding was my mortgage offer. Having made daily calls to Aldermore and chasing them on my offer, I have now been told that my offer will not be issued unless the lawyer is on the Aldermore conveyancing panel. Can the lender hold off the offer?
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Aldermore to deal with your lawyer's application to be on the Aldermore conveyancing panel. There's no guarantee that your solicitor will be accepted.
I have been told that property searches are a common reason for hinderance in Low Fell conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays in the conveyancing process. Searches are unlikely to be the root cause of slowing down conveyancing in Low Fell.
I decided to have a survey done on a house in Low Fell before instructing solicitors. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies tend not issue a loan on this type of house.
It varies from the lender to lender. Santander has different requirements for example to Birmingham Midshires. If you contact us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Low Fell. Conveyancing will be smoother if you use a solicitor in Low Fell especially if they are accustomed to such properties in Low Fell.
I am looking to sell my house. My past conveyancers have shut. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Low Fell if that makes things easier.
You should use our search tool to help you choose a solicitor for your conveyancing in Low Fell. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
What makes a Low Fell lease problematic?
Leasehold conveyancing in Low Fell is not unique. Most leases are unique and legal mistakes in the legal wording can result in certain sections are not included. For example, if your lease is missing any of the following, it could be defective:
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Service charge per centages that don't add up correctly leaving a shortfall
You will encounter a problem when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. National Westminster Bank, Norwich and Peterborough Building Society, and Barclays Direct all have express conveyancing instructions when it comes to what is expected in a lease. Where a lender has been advised by their lawyers that the lease is defective they may refuse to grant the mortgage, forcing the purchaser to pull out.
I own a studio flat in Low Fell, conveyancing formalities finalised in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Low Fell with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease terminates on 21st October 2104
With just 80 years unexpired the likely cost is going to span between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.