The Clifton conveyancing firm handling our Clifton conveyancing has discovered an inconsistency when comparing the assumptions in the valuation report and what is revealed within the title deeds. My solicitor has advised that he needs to ensure that the bank is happy with this discrepancy and is still content to lend. Is my conveyancer’s stance appropriate?
Your solicitor must comply with the UK Finance Lenders’ Handbook requirements which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.
We had instructed conveyancers located in Clifton on the Skipton solicitor approved list. They are now charging me a further amount for dealing with the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Unfortunately, as long as it is in their Terms of Engagement or estimate then yes your conveyancing practitioner can levy a fee for this. The charge is not dictated by Skipton but by your Clifton conveyancing practitioner. Numerous firms on the Skipton panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.
How can we know in advance if a Clifton conveyancing solicitor on the RBS panel is any good?
When it comes to conveyancing in Clifton obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advocate that you speak with the solicitor conducting your conveyancing.
I am purchasing a property in Clifton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Aldermore be concerned?
Given that your lender is Aldermore your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Aldermore. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and conveyancers are required to report to Aldermore where a lease does not meet these specifications. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Clifton.
The deeds to our house are lost. The lawyers who handled the conveyancing in Clifton 4 years ago are no longer around. What do I do?
As long as the title is registered the information relating to your proprietorship will be held by HMLR under a Title Number. It is possible to carry out a search at the Land Registry, find your property and obtain up to date copies of the property title for a small fee. Where the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be ordered for a small fee.
I am looking for a leasehold apartment up to £195,000 and found one close by in Clifton I like with a park and transport links in the vicinity, the downside is that it's only got 49 years unexpired on the lease. I can't really find anything else in Clifton in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan the shortness of the lease will likely be an issue. Discount the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for a minimum of twenty four months you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer about this.
Is there anything unique about your site and other web based conveyancing solicitors when it comes to conveyancing in Clifton?
At this site receive a conveyancing costs illustration from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Clifton. Unlike many estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your conveyancing in Clifton
Last June I purchased a leasehold flat in Clifton. 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. A critical element 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 purchased a studio flat in Clifton, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Clifton with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ends on 21st October 2088
With only 63 years unexpired we estimate the price of your lease extension to be between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.