It has come to my attention via my mortgage broker that my Deeside lawyer is not on the lender Solicitor panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to contact your Deeside conveyancer. You lawyer should inform you of the situation. Where they are not on the panel they may be able to suggest a Deeside conveyancing firm that is on the conveyancing panel for your bank.
Have just purchased a probate house at auction in Deeside. Conveyancing is necessary. What is next?
Given that you are now to in every practical sense signed on the dotted line you must instruct a conveyancing solicitor soon as you now have a tight a drop dead date to complete the conveyancing. An auction property should have a corresponding legal pack. This will include evidence of title and search results. In the case of leasehold property the legal pack may provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You should hand this to your appointed conveyancing solicitor at the earliest opportunity. Do make sure that that you have the requisite funding in order to complete on the date specified in the contract.
I am the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Deeside. Conveyancing formalities meant that the Land Registry date was in November. I plan to dispose of the property. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my property ownership may be regarded the same way as if I'd bought the house in November. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How practical a view lenders take of it, depend on the lender as this provision is primarily there to identify the purchase and immediately sell or the quick reselling of properties.
I recently had an offer agreed on a house in Deeside. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the property lawyer contacted me embarrassingly acknowledging that they were not on the RBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the RBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
About to purchase a new build flat in Deeside. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Deeside
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
I have been on the look out for a flat up to £235,500 and found one round the corner in Deeside I like with amenity areas and railway links in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in Deeside in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you need a home loan the shortness of the lease may be an issue. Discount the price by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
How easy is it to transfer to a new firm as I have to appoint one who is on the Barclays conveyancing panel. I instructed a high street conveyancing solicitor in Deeside five minutes from me but the firm is not approved by Barclays
We will our best to assist in finding you a conveyancing solicitor in Deeside on the Barclays panel. Please note that the solicitors that we on the directory do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Deeside. In making use of the find a conveyancing solicitor tool on this page, you can contrast charges for conveyancing solicitors in Deeside and throughout England and Wales.
I am in need of some leasehold conveyancing in Deeside. Before I set the wheels in motion I want to be sure as to the remaining lease term.
Assuming the lease is recorded at the land registry - and almost all are in Deeside - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Deeside - Examples of Questions you should consider before buying
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The prefered form of lease structure is a share of the freehold. In this situation the lessees benefit from being in charge if their destiny and although a managing agent is frequently employed if the building is larger than a house conversion, the managing agent employed by the leaseholders. Please inform me if there are any major works on the horizon that could add a premium to the service fees? Who are the managing agents?