We note that you have a search directory identifying law firms on the Skipton conveyancing panel. Do firms pay you a commission if I appoint them for our conveyancing in St Brides Major?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in St Brides Major.
I am the single beneficiary of my late grandmother’s estate and I have everything in my name now, including the house in St Brides Major. The St Brides Major property was put into my name in June. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the house in June. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook instructs 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 could be impacted by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this provision is principally there to pick up on subsales or the wholesaling and assigning of properties.
The formalities of my remortgage has taken place for my property in St Brides Major. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
After much negotiation I have agreed a price on a house in St Brides Major. My mortgage broker suggested a conveyancing practitioner. I paid an advanced payment of £150. A couple of days later, the lawyer contacted me sheepishly admitting that they were not on the Co-operative 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 Co-operative 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.
It has been 2 months following my purchase conveyancing in St Brides Major concluded. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have been on the look out for a ground for flat up to £195,000 and identified one close by in St Brides Major I like with open areas and railway links in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in St Brides Major suitable, so just wondered if I would be making a mistake acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term may be problematic. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I am on look out for some leasehold conveyancing in St Brides Major. Before I get started I require certainty as to the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in St Brides Major - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
St Brides Major Leasehold Conveyancing - A selection of Questions you should ask before Purchasing
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Please note that where the lease has less than eighty years it will affect the salability of the apartment. It is worth checking with your lender that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will most likely have to extend the lease at some point and you need to have some idea of what this would cost. Remember, in most cases you will be be obliged to have been the owner of the residence for a couple of years in order to be legally able to carry out a lease extension. Best to be warned if redecorating or some other major work is due in the near future that will be shared amongst the leasehold owners and will dramatically increase the the maintenance fees or require a one time payment. Who takes charge for maintaining and repairing the block?
My wife is purchasing a leasehold property in St Brides Major. Conveyancing estimates are averaging around £two thousand. Is that in the right ballpark?
The average fee in 2014 for conveyancing in St Brides Major was £1,419 not including Stamp Duty and HMLR charges.