This question may be naive but I am unseasoned as a 1st time purchaser of a ground floor flat in Bakewell. Do I pick up the keys to the premises on completion from my lawyer? If so, I will appoint a High Street conveyancing solicitor in Bakewell?
There is no need to visit the lawyers office on the day of completion. Your solicitors will transfer the purchase money to the vendor’s solicitors, and once they have received this, you will be able to pick up the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
After months of negotiation I have agreed a price on a house in Bakewell. My mortgage broker pressured me to appoint their solicitor. I paid an advanced payment of £175. Soon after, the conveyancing practitioner contacted me to say that they were not on the Nationwide 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 Nationwide 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 have finally had an offer on a flat in Bakewell accepted, but there is a chain. The vendors have offered on somewhere, however it’s not been accepted yet, and have viewings of other properties in the pipeline. I have chosen a local conveyancing solicitor in Bakewell. What should be my next step? When should I get the mortgage application with Skipton going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Bakewell conveyancing search fees, etc). The first course of action is to ensure that your lawyer is on the Skipton approved list. As to the next phase this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. In a rising market the majority of purchasers would apply for a home loan with Skipton and pay for the valuation and only if it comes back ok would they request their conveyancer to move forward with the conveyancing in Bakewell.
My wife and I are planning on selling our property in Bakewell and according to the buyers it appears that there is a risk of it being built on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the purchasers instructed a web based conveyancing firm rather than a conveyancing solicitor in Bakewell. We have lived in Bakewell for 5 years we know that this is a non issue. Should we get in touch with our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
It has been three months following my purchase conveyancing in Bakewell took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. 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 premises 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.
Just had an offer accepted on a new build flat in Bakewell. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Bakewell
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There must be mutual enforceability of lessee’s covenants. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I opted to have a survey done on a house in Bakewell before appointing conveyancers. I have been advised that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will not grant a mortgage on such a premises.
It depends who your proposed lender is. Bank of Scotland has different requirements from Halifax. If you contact us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Bakewell. Conveyancing will be smoother if you use a solicitor in Bakewell especially if they regularly deal with such properties in Bakewell.
What advice can you give us when it comes to finding a Bakewell conveyancing firm to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Bakewell conveyancing firm) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Bakewell conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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How many lease extensions has the firm carried out in Bakewell in the last twenty four months? How experienced is the firm with lease extension legislation?
I inherited a 2 bed flat in Bakewell, conveyancing having been completed in 1995. How much will my lease extension cost? Comparable properties in Bakewell with an extended lease are worth £171,000. The average or mid-range amount of ground rent is £50 levied per year. The lease runs out on 21st October 2104
With only 79 years remaining on your lease we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. 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 you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.