We are expecting a mortgage offer soon. The lender mentioned the home loan came with free conveyancing. Is the implication that I have to use their panel solicitor as I would much rather appoint a Clitheroe based conveyancing firm?
You should check but the the probability is that allocate you one of their panel solicitors if you accept the "fee-free" incentive. Contact the lender and check if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case that money can go towards the cost for your conveyancing solicitor near Clitheroe.
We are buying a flat in Clitheroe. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to put money into their account. What is the protection we have from them run away with our money?
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'm at the point of looking at apartments in Clitheroe and I am about to put in an offer. Should I already have a solicitor in place at this point? I am planning to take a mortgage with Clydesdale.
It would be wise to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. Given that you are obtaining a mortgage with Clydesdale, make sure you remember to check that your lawyer is on the Clydesdale conveyancing panel.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Clitheroe lawyer on the Bank of Ireland panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
I have justbecome aware that Arc property Solicitors have closed. They carried out my conveyancing in Clitheroe for a purchase of a freehold house 12 months ago. How can I be sure that my home is registered correctly in the name of the former proprietor?
The quickest way to see if the property is in your name, 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 Clitheroe conveyancing specialists.
How does conveyancing in Clitheroe differ for new build properties?
Most buyers of new build property in Clitheroe approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Clitheroe tend to buy 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 property lawyers 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 Clitheroe or who has acted in the same development.
I’m about to sell my ground floor apartment in Clitheroe. Conveyancing is yet to be initiated, however I have recently received a quarterly maintenance charge invoice – what should I do?
It best that you pay the invoice as you normally would because all rents and maintenance charges should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a basement flat in Clitheroe, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Comparable flats in Clitheroe with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2089
With just 63 years unexpired we estimate the price of your lease extension to span between £16,200 and £18,600 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
We have chosen a Clitheroe conveyancing solicitor for our house purchase (first time buyers) and have spotted in the Ts and Cs that they are not governed by the Financial Conduct Authority. Should I be worried or is that the norm with conveyancer?
We can't see why they should be. Most lawyer don't lend money. They will be regulated by the Solicitors Regulation Authority, who set specific rules covering amounts deposited in their bank.