I have just been advised by my mortgage adviser that my West Cross solicitor is not on the mortgage company Conveyancing panel. What can I do to be certain whether this is indeed the case?
Your first step should be to call your West Cross lawyer directly. You lawyer should inform you what has happened. Where they are not on the panel they may be able to suggest a West Cross conveyancing practice that is on the approved list of lawyers for your bank.
When can the exchange of contracts happen for residential conveyancing in West Cross and do I need to attend the solicitors office?
If you are round the corner to one of the conveyancing solicitors in West Cross you are invited in to sign documents. That being said, the lender approved solicitors we recommend supply countrywide coverage for conveyancing and give just as comprehensive and professional a job for you when communicating with you electronically. The executing of the sale agreement is not the important part. A signed contract simply enables the conveyancer to officially exchange when the time is right, which will usually be very shortly after signing. The procedure is is usually a five minute process, although where a long "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in West Cross)to be in the office at the appropriate time.
I have justbecome aware that Stirling Law have been shut down. They carried out my conveyancing in West Cross for a purchase of a leasehold apartment 10 months ago. How can I establish that my home is registered correctly in the name of the previous owner?
The easiest way to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of West Cross conveyancing specialists.
I decided to have a survey done on a house in West Cross ahead of appointing solicitors. I have been informed that there is a flying freehold aspect to the property. My surveyor has said that some banks may refuse to issue a loan on such a home.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can check with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in West Cross. Conveyancing may be slightly more expensive based on your lender's requirements.
I have been pointed in your direction by numerous selling agents in West Cross to find a solicitor on your site. Is there a financial advantage for Estate Agents to recommend your site ahead of alternative conveyancing organisations?
We refuse to make any commission for directing people our way. We thought it would be too underhand a fee as home movers will think, ‘How come the agent getting a kickback? Why aren’t I receiving any benefit too?’ We would prefer to grow our business on genuine recommendations.
When it comes to leasehold conveyancing in West Cross what are the most common lease problems?
Leasehold conveyancing in West Cross is not unique. All leases are individual and legal mistakes in the legal wording can result in certain clauses are erroneous. The following missing provisions could result in a defective lease:
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Insurance obligations Repairing obligations to or maintain elements of the premises
You could have 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. Nationwide Building Society, Barnsley Building Society, and Bank of Ireland all have very detailed 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 problematic they may refuse to provide security, obliging the buyer to pull out.
I own a 2 bed flat in West Cross, conveyancing was carried out September 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in West Cross with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced every year. The lease ends on 21st October 2081
With only 57 years left to run we estimate the price of your lease extension to span between £28,500 and £33,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.