We were going to get a AIP from Skipton this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Burnt Oak solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Burnt Oak solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I am currently in the process of buying my council flat in Burnt Oak. I have a mortgage offer with Leeds Building Society. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Leeds Building Society, you will need to appoint a solicitor on the Leeds Building Society conveyancing panel.
RBS have agreed my home loan in principle, my bid on a flat in Burnt Oak has been accepted, now what?
The estate agent will need to be informed of your property lawyer's details (be sure the property lawyers are on the lender’s approved list). Telephone RBS or the financial adviser and finalise any outstanding forms. RBS will instruct a valuer who will get in touch with the estate agent or owners to schedule an appointment. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. RBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Burnt Oak.
I am selling our property in Burnt Oak and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Burnt Oak lawyer would know this is not the case. For the life of me I don't know why the purchasers used a web based conveyancing outfit as opposed to a conveyancing solicitor in Burnt Oak. Having lived in Burnt Oak for three years we know of no issue. Do we contact our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should 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 life insurance to cover that same ailment)
four months have elapsed since my purchase conveyancing in Burnt Oak concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £170,000. 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.
About to purchase a new build apartment in Burnt Oak. Conveyancing is necessary evil 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 Burnt Oak
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Due to the input of my in-laws I had a survey completed on a house in Burnt Oak in advance of instructing lawyers. I have been advised that there is a flying freehold element to the property. The surveyor has said that some banks tend not give a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Burnt Oak. Conveyancing will be smoother if you use a solicitor in Burnt Oak especially if they regularly deal with such properties in Burnt Oak.
We are hoping to buy a repossessed property in Burnt Oak and the mortgagee in possession would like to complete inside a week. Do lawyers meet that timeframe? Am I best advised to use a high street Burnt Oak firm or an online company that advertises to offer speedy conveyancing?
Visit your Burnt Oak shopping parade. Go in to 3 companies and ask to talk to a conveyancing solicitor for a quote. Set out your needs and get assurances on speed. Choose the one that appears most genuine. You need to select a conveyancer on the list of property lawyers who can act for your bank.