Completed the sale of my flat in Cookley last October but our buyer keeps calling me to say her lawyer needs to hear from mine. What are the post completion sale legalities now that I have sold?
After completion of your house sale your conveyancer is obliged to forward the transfer deeds and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your lawyer should also confirm that the legal charge in favour of the lender has been redeemed to the buyers solicitors. There are no post completion tasks specific conveyancing in Cookley.
I am planning to acquire a property and require a conveyancing solicitor in Cookley who is on the Barnsley Building Society solicitor. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Barnsley Building Society in certain locations such as Cookley. We dont recommend any particular firm.
What is the difference between a licensed conveyancer and conveyancing solicitor in Cookley
There are two types of lawyers who can perform conveyancing in Cookley namely licenced conveyancers or solicitors. Both professionals provide conveyancing services that you need to complete the sale or acquisition of property. They are both duty bound to conduct Cookley conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that all necessary procedures should be appropriately taken.
Is it the case that all Cookley solicitors on the HSBC conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the HSBC conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. Some banks do allow licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
We expect to receive a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Cookley solicitors on the RBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Cookley solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
How do I use the search app to select a conveyancing solicitor in Cookley on the panel for my mortgage?
1st select a bank such as Accord Mortgages Ltd, Barnsley Building Society or Britannia then type in your preferred area for instance Cookley. Conveyancing organisations in Cookley and further afield will then be listed.
My wife and I purchased a leasehold house in Cookley. Conveyancing and Godiva Mortgages Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Cookley who previously acted has now retired. What should I do?
First make enquiries of the Land Registry to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Cookley conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I invested in buying a leasehold flat in Cookley, conveyancing having been completed July 1999. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Cookley with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease ends on 21st October 2090
With 65 years remaining on your lease the likely cost is going to be between £13,300 and £15,400 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt 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 getting professional advice.
When it comes to my conveyancing in Cookley should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Cookley conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the conveyancer's time in submitting the funds this way.