It is 10 years ago since I acquired my property in Scotter. Conveyancing solicitors have just been instructed on the sale but I am unable to locate the title documents. Is this a problem?
Don’t worry too much. Firstly there is a chance that the deeds will be with the mortgage company or they could be in the possession of the conveyancers who acted in your purchase. Secondly in all probability the property will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Scotter involves registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
My home in Scotter is up for sale and I have a purchaser. Will the conveyancing practitioner have to be on the Clydesdale conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Clydesdale conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently at the moment.
What is your number one tip for choosing a conveyancing solicitor in Scotter
It would be unwise to be tempted by the lowest Scotter conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I happen to be the only recipient of my late mum's will and I have everything in my name now, including the house in Scotter. The Scotter property was put into my name in May. I now wish to sell up. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be treated the same way as if I'd bought the house in May. Is the property unsalable for six months?
The CML handbook mandates conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be impacted by that. Some lenders would take a practical view as this provision is principally there to capture subsales or the quick reselling of properties.
Planning on purchasing a apartment in Scotter. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the UBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Scotter property lawyer is on the UBS conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, no chain conveyancing. Scotter is where the house is located. Can you shed any light on this issue?
Flying freeholds in Scotter are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Scotter you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Scotter may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
We expect to complete the sale of our £475,000 flat in Scotter next Tuesday. The freeholder has quoted £384 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is it legal for a freeholder to charge exorbitant fees for a leasehold conveyance in Scotter?
Scotter conveyancing on leasehold apartments usually requires the purchaser’s solicitor submitting questions for the landlord to answer. Although the landlord is under no legal obligation to address such questions the majority will be willing to do so. They are at liberty to charge a reasonable charge for responding to questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some situations it is above £800. The management information fee required by the landlord must be sent together with a synopsis of rights and obligations in respect of administration charges, without which the invoice is technically not due. In reality one has little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
I invested in buying a ground floor flat in Scotter, conveyancing was carried out September 2003. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Scotter with an extended lease are worth £222,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2096
You have 71 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.
My husband and I are hoping to buy a 2 room bungalowin Scotter with a mortgage from a bank. We like our solicitor in Scotter but our mortgage company inform us now that she’s not on their "panel". Apparently we need to choose one of the our lender panel firms or stay with our Scotter solicitor and incur the extra fees for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our lender use our Scotter lawyer?
No, not really. The bank mortgage offered to you is subject to conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels, including many conveyancing solicitors in Scotter : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for your mortgage company.