My fiance and I are acquiring a maisonette in Deeside. My lawyer has never been on on the lender solicitor panel. Am I still permitted to use my Deeside conveyancing solicitor even though they are excluded from the bank panel of approved conveyancing solicitors?
You will need to have a conveyancer to deal with the formalities when you require a loan to purchase your home. The solicitor will conduct all the appropriate legal checks on the property, make sure that you’re properly registered as the owner and ensure that all the necessary mortgage documentation is dealt with. One could appoint a Deeside conveyancer of your choosing. However, if the conveyancer selected is not on the lender conveyancing panel further fees will be incurred as separate legal representation will be need by the mortgage company. Lender panel applications can be submitted, so where your lawyer has not historically sought membership they should take the opportunity to apply.
I am aiming to move house in January. Will my conveyancing solicitor call the removal company on the day of completion. As an aside, can you recommend a removal company in Deeside. Conveyancing solicitor was chosen before I stumbled across your site.
On the day of completion you will need to pick up the keys from your estate agent but this can only take place once the sellers lawyers confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should tell the removal men that you are ready to move in. We are not in a position to suggest a particular removal company but can assist you in locating a conveyancing in Deeside or a legal practice that specialises in conveyancing in Deeside.
I am the single recipient of my late mum's will 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 October. I want to move. I understand that there is a CML 6 month 'rule', which means that my proprietorship will be considered the same way as though I had purchased the property in October. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. Some mortgage companies would take a pragmatic view as this obligation principally exists to identify the purchase and immediately sell or the quick reselling of property.
Intending to buy a flat in Deeside. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Deeside conveyancer is on the Lloyds conveyancing panel.
I am selling our home in Deeside and the buyers lawyers are claiming that there is a possibility that the property was built land that was not decontaminated. Any local lawyer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Deeside. We have lived in Deeside for many years we know of no issue. Do we contact our local Authority to get clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
I have been on the look out for a flat up to £195,000 and found one close by in Deeside I like with a park and station in the vicinity, the downside is that it's only got 51 years on the lease. I can't really find anything else in Deeside in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term may be a potential deal breaker. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
I need to instruct a conveyancing solicitor for freehold conveyancing in Deeside. I happened to chance upon a web site which looks to be the perfect answer If it is possible to get all this stuff completed via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am employed by a busy estate agent office in Deeside where we have experienced a number of leasehold sales put at risk as a result of short leases. I have been given contradictory information from local Deeside conveyancing firms. Please can you clarify whether the owner of a flat can initiate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a 2 bed flat in Deeside, conveyancing was carried out 8 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Deeside with over 90 years remaining are worth £165,000. The ground rent is £50 per annum. The lease comes to an end on 21st October 2098
With 77 years remaining on your lease the likely cost is going to span between £7,600 and £8,800 as well as legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns 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 placing reliance on this information without first seeking the advice of a professional.