This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Dawley and Lawley. Do I collect the keys to the premises on completion from my conveyancer? If so, I will instruct a High Street conveyancing solicitor in Dawley and Lawley?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's lawyers, and once they have received this, you should be invited to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
I am the sole beneficiary of my late mum's will and I have everything in my name now, including the my former home in Dawley and Lawley. The Dawley and Lawley property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be treated the same way as if I'd bought the house in March. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. Some lenders would take a practical view as this provision is chiefly there to capture subsales or the quick reselling of properties.
I'm at the point of viewing houses in Dawley and Lawley and I am now considering a potential offer. Should I already have a conveyancing practitioner in place at this point? I am planning to take a home loan with Kent Reliance.
You should start requesting conveyancing quotes from solicitors ASAP. 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 contact information on to the EA. As you are taking out a mortgage with Kent Reliance, make sure you remember to check that your lawyer is on the Kent Reliance conveyancing panel.
How does conveyancing in Dawley and Lawley differ for newly converted properties?
Most buyers of new build residence in Dawley and Lawley contact us having been asked by the developer to sign contracts and commit to the purchase even before the property is finished. This is because developers in Dawley and Lawley tend to purchase the land, 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 conveyancing solicitors 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 Dawley and Lawley or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on a fortnight ago in what should have been a simple, no chain conveyancing. Dawley and Lawley is the location of the property. Can you offer any assistance?
Flying freeholds in Dawley and Lawley are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dawley and Lawley you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Dawley and Lawley may ascertain 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 property.
Am I best advised to use a Dawley and Lawley conveyancing practitioner who is local to the property I am purchasing? An old friend can deal with the legal formalities but her office is over three hundred kilometers drive away.
The benefit of a high street Dawley and Lawley conveyancing firm is that you can attend the office to execute paperwork, present your ID and apply pressure on them if necessary. Having local Dawley and Lawley know how is a plus. However nothing is more important than finding someone that will do a good and efficient job. If other friends have instructed your friend and on the whole were impressed that must trump using an unknown Dawley and Lawley conveyancing solicitor solely due to them being round the corner.
Back In 2008, I bought a leasehold house in Dawley and Lawley. Conveyancing and Bank of Scotland mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Dawley and Lawley who acted for me is not around. Any advice?
First contact HMLR to make sure that this person is indeed the new freeholder. It is not necessary to instruct a Dawley and Lawley conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a split level flat in Dawley and Lawley, conveyancing having been completed 3 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Dawley and Lawley with a long lease are worth £227,000. The ground rent is £50 levied per year. The lease terminates on 21st October 2095
You have 71 years remaining on your lease the likely cost is going to span between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
I'm remortgaging a bungalow in Dawley and Lawley. I have found my conveyancer's company on the CLC list, but I can't see my conveyancer's name on the list. Should I be concerned?
Not every individual in the practice must be listed by the regulator. Provided there is someone qualified to 'oversee' the conveyancing, the actual day-to-day activity can be undertaken by unqualified staff.