My partner and I are nearing an exchange on a house in Dewsbury and my parents have transferred the exchange deposit to my solicitor. I am now informed that as the deposit has not arrived from me my conveyancer needs to disclose this to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
The property lawyer is duty bound to check with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only report this to your mortgage company if you permit them to, failing which, your lawyer must cease to continue acting.
Finally the sale completed on my house in Dewsbury last October but our buyer keeps telephoning every few hours to moan that his solicitor needs to hear from mysolicitor. What should my lawyer have done now that I have sold?
After completion of your sale your conveyancer should forward the transfer deeds and all of the paperwork to the buyer’s solicitors. Depending on the transaction, your conveyancer should also confirm that the home loan has been paid off to the buyers solicitors. There are no post completion procedures specific conveyancing in Dewsbury.
Just had an offer accepted on a new build flat in Dewsbury. Conveyancing is a frightening process 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.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Dewsbury
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Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Is it possible to swap firm as I have to retain one who is on the Bank of Scotland conveyancing panel. I was using a high street conveyancing solicitor in Dewsbury round the corner but she is not accepted by Bank of Scotland
We will our best to assist in finding you a conveyancing solicitor in Dewsbury on the Bank of Scotland panel. Please note that the solicitors that we on the directory do not pay us fee if you instruct them and are under regulation of the SRA who oversee all conveyancing solicitors in Dewsbury. Using search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Dewsbury.
I am tempted by the attractive purchase price for a couple of flats in Dewsbury which have approximately fifty years left on the lease term. Should I regard a short lease as a deal breaker?
A lease is a legal document that entitles you to use the property for a prescribed time frame. As a lease shortens the saleability of the lease reduces and results in it becoming more costly to acquire a lease extension. This is why it is advisable to increase the term of the lease. More often than not it is difficulties arise selling premises with a short lease as mortgage companies may be unwilling to lend money on properties of this type. Lease extension can be a protracted process. We recommend you get professional help from a solicitor and surveyor with experience in this arena.
I inherited a studio flat in Dewsbury, conveyancing formalities finalised in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Dewsbury with an extended lease are worth £180,000. The ground rent is £65 yearly. The lease ceases on 21st October 2085
You have 59 years remaining on your lease we estimate the price of your lease extension to span between £20,900 and £24,200 plus 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 comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
We have an offer in principle from The Royal Bank of Scotland who have advised we could borrow up to £117k. When do I need to instruct a solicitor for conveyancing? Dewsbury is where we are buying.
You can appoint a solicitor now so that the lawyer can open the file so they can do their AML checks etc. As and when you wish them to start work you will be asked for a deposit usually about £175. That would generally be once you have the loan offer from the bank and survey results, nevertheless should you want to speed the process you can start the ball rolling quicker albeit risking some expense.