Much to our surprise we have been informed by our estate agent that my Cholsey the law firm I have appointed is not on the lender Solicitor panel. What can I do to be sure if this is correct?
The sensible course of action for you to take is to call your Cholsey lawyer directly. You lawyer should inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
I happen to be the only beneficiary of my late grandmother’s will and I have everything in my name now, including the house in Cholsey. Conveyancing formalities meant that the Land Registry date was in July. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my property ownership could be regarded the same way as if I'd bought the property in July. Is the property unsalable for six months?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. How sensible a view mortgage companies take of it, depend on the lender as this provision chiefly exists to pick up on subsales or the wholesaling and assigning of properties.
We previously instructed solicitors located in Cholsey on the Nationwide solicitor approved list. They are now charging me an additional sum for handling the Nationwide mortgage. Is this a supplemental conveyancing fee specified by Nationwide?
Unfortunately, so long as it is in their Terms and Conditions or estimate then yes your lawyer is entitled to charge a fee for this. This fee is not dictated by Nationwide but by your Cholsey lawyer. Numerous firms on the Nationwide panel will charge ’dealing with mortgage’ fee and others do not.
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Cholsey solicitor on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
I decided to have a survey carried out on a house in Cholsey in advance of appointing solicitors. I have been informed that there is a flying freehold aspect to the house. My surveyor advised that some lenders will refuse to grant a loan on a flying freehold premises.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. If you e-mail us we can look into this further with the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Cholsey. Conveyancing will be smoother if you use a solicitor in Cholsey especially if they are acquainted with such properties in Cholsey.
What does commercial conveyancing in Cholsey cover?
Non domestic conveyancing in Cholsey covers a broad array of services, provided by qualified solicitors, relating to business premises. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of tenancies.
Should I appoint a Cholsey conveyancing lawyer based in the location that I am purchasing? We have a good friend who can perform the legal work but his firm is located 200miles drive away.
The primary upside of using a high street Cholsey conveyancing practice is that you can drop in to execute documents, deliver your ID and pester them if necessary. Having local Cholsey know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and they were content that should trump using an unknown Cholsey conveyancing solicitor solely due to them being based in the area.
We expect to complete the disposal of our £350,000 garden flat in Cholsey on Friday in a week. The management company has quoted £372 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a flat conveyance in Cholsey?
For the majority of leasehold sales in Cholsey conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering conveyancing due diligence questions
Where consent is required before sale in Cholsey
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
Cholsey Leasehold Conveyancing - A selection of Questions you should ask Prior to buying
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Many Cholsey leasehold properties will incur a service bill for the upkeep of the block invoiced by the management company. If you purchase the property you will have to meet this liability, usually periodically accross the year. This could be anything from several hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent for you to pay annual, ordinarily this is not a significant amount, say about £50-£100 but you need to check it because on occasion it can be many hundreds of pounds. Who manages the block? What is the maintenance charge and ground rent on the flat?