I am buying a terraced house in Common Edge. Conveyancing solicitors are said to be ‘a necessary evil’ but can I do it myself?
Leaving aside the complexities and merits of DIY conveyancing in Common Edge you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Common Edge.
We are due to move property in November. Should my conveyancing solicitor liaise with the removal company on the day of completion. On a separate note, can you recommend a removal company in Common Edge. Conveyancing lawyer was organised prior to coming across this website.
On the afternoon of completion you can collect the house keys from the property agent but this can only occur when the sellers solicitors confirm to the agent that they have the completion monies and the keys can be handed over. You can advise the removal men that they can start moving you in. We do not recommend a specific removal organisation but can help you choose a conveyancing in Common Edge or a legal practice with expertise in conveyancing in Common Edge.
We are getting the release of further funds on our home loan from Bank of Ireland as we want to carry out a loft conversion to our home in Common Edge. Do we need to select a local Common Edge solicitor on the Bank of Ireland conveyancing panel to handle the legals?
Bank of Ireland do not ordinarily instruct firms on their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
I currently have a mortgage with RBS for my property in Common Edge. Conveyancing has been completed months ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform RBS?
Your original mortgage agreement with RBS will provide that you need their approval before letting out your property as this is likely to be a breach of RBS’s mortgage conditions. In many cases banks or building societies will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact RBS directly. It should not be necessary to do this via a RBS conveyancing panel solicitor.
About to purchase a new build apartment in Common Edge. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Common Edge
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The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
I'm converting the mortgage on my primary property to a buy to let mortgage with Accord Mortgages Ltd and intend to use the remaining equity as a deposit on a second property. The neighborhood we are looking at is Common Edge. Will your solicitors be able to act for the two lenders and tie in the conveyances?
Make use of our comparison tool on this site to check that the solicitors are approved by both banks. Having checked that they are the solicitor should be able to simultaneously deal with the two transactions but you should have a chat with you lawyer and communicate your desired outcome and needs.
Last April I purchased a leasehold flat in Common Edge. Am I liable to pay service charges relating to a period prior to my ownership?
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 own a split level flat in Common Edge, conveyancing was carried out 10 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Common Edge with an extended lease are worth £190,000. The ground rent is £65 levied per year. The lease terminates on 21st October 2086
With 61 years unexpired we estimate the price of your lease extension to range between £19,000 and £22,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you 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 clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
The lawyers carrying out our conveyancing in Common Edge has forwarded documents to review that indicate that the property is unregistered with epitome documents. Is it not the case that all property in Common Edge should be registered?
It is a rare occurrence indeed to find premises in Common Edge to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Many Common Edge conveyancing practitioners will be capable of dealing with such matters but where uncertainty prevails the prevailing proposition presently is for the seller to register the title first and thereafter deal with the disposal - this no doubt result in a significant delay.