We are soon to complete on the purchase of a property in Clare but as a consequence of wreckage from some water damage at the property I have was able negotiate compensation from the vendor of £2k by way of a adjustment in the price. I had intended this to be dealt with as part of a side agreement yet TSB will not agree to this. Should they have been notified?
Your conveyancing practitioner that is on a TSB conveyancing panel is obliged to disclose to TSB of any amendments to the sale price. If you were to refuse your lawyer to notify the price change to TSB then they would have to discontinue acting for you. In addition, TSB and you would have to appoint a new conveyancer for your conveyancing in Clare.
Are the Clare conveyancing solicitors identified as being on the Virgin Money conveyancing panel, together with their details provided by Virgin Money?
Clare conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
Are the BSA intent on creating a online directory to list practices on the Coventry BS conveyancing panel for instance in Clare?
We have not been informed any intention on the part of the BSA to develop such a search facility.
I have recentlyfound out that Wolstenholmes have been shut down. They conducted my conveyancing in Clare for a purchase of a freehold house 9 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can carry out 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 Clare conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Clare is the location of the property. What do you suggest?
Flying freeholds in Clare are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Clare you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Clare 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 premises.
Last December I purchased a leasehold property in Clare. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a garden flat in Clare, conveyancing formalities finalised November 1998. How much will my lease extension cost? Comparable properties in Clare with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2077
You have 52 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.