We are purchasing a property in Cannock. It might be a silly question but how we can trust a lawyer? On completion day we will need to deposit our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am expecting a OIP from Nationwide 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 Nationwide recommend any Cannock solicitors on the Nationwide conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cannock solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
Planning on purchasing a flat in Cannock. 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 Virgin Money 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 Cannock property lawyer is on the Virgin Money conveyancing panel.
How does conveyancing in Cannock differ for newly converted properties?
Most buyers of new build residence in Cannock come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is built. This is because house builders in Cannock typically acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Cannock or who has acted in the same development.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, chain free conveyancing. Cannock is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cannock are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Cannock you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cannock 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 property.
In my capacity as executor for the estate of my father I am selling a residence in Newport but reside in Cannock. My lawyer (approximately 260 miles from mehas requested that I execute a statutory declaration prior to completion. Can you recommend a conveyancing lawyer in Cannock to attest this legal document for me?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are located in Cannock
I am in need of some leasehold conveyancing in Cannock. Before diving in I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and almost all are in Cannock - 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.
I am the registered owner of a ground floor flat in Cannock, conveyancing having been completed 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Cannock with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £60 per annum. The lease expires on 21st October 2081
With just 57 years left to run we estimate the price of your lease extension to be between £28,500 and £33,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. Do 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 move forward based on this information without first seeking the advice of a professional.
Online research suggests that Cannock solicitors are more expensive than Cannock conveyancers in Cannock to use when purchasing a property. Am I better off using a conveyancer or a solicitor where I am purchasing for my home move in Cannock.
When it comes to conveyancing in Cannock the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.