I am in the market for a reasonably priced property lawyer. Do I opt for an internet conveyancer or a high street Fallowfield conveyancing lawyer?
Established third party connections is an important consideration when appointing conveyancing solicitors. Fallowfield law firms enjoy long term relationships with lenders and agents, local authorities, valuers and other conveyancing firms meaning the whole process is going to be much more straightforward for you. Possessing a sound knowledge of the local area is also a plus .
Last March we completed a house move in Fallowfield. We have noticed several issues with the house which we believe were missed in the conveyancing searches. Do we have any recourse? What searches should? have been carried out as part of conveyancing in Fallowfield?
The query is vague as to the nature of the problems and if they are specific to conveyancing in Fallowfield. Conveyancing searches and due diligence undertaken during the buying process are supposed to help avoid problems. As part of the process, a property owner completes a questionnaire referred to as a Seller’s Property Information Form. If the information turns out to be misleading, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Fallowfield.
I purchased a freehold residence in Fallowfield yet pay rent, why is this and what is this?
It’s unusual for properties in Fallowfield and has limited impact for conveyancing in Fallowfield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of fresh rentcharges post 1977.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.
I am currently in the process of buying my council flat in Fallowfield. I have a mortgage offer with Lloyds. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Lloyds, you will need to appoint a solicitor on the Lloyds conveyancing panel.
I was told four weeks ago that my mortgage has been agreed to by Yorkshire BS. Is it usual for Yorkshire BS to only issue the offer once my solicitor in Fallowfield is approved on their conveyancing panel? Yorkshire BS have asked my solicitor to see a copy of their PI Insurance.
A lender would not issue an offer until they have details of a lawyer on their panel. It can take a few weeks for Yorkshire BS to deal with your lawyer's application to be on the Yorkshire BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
UBS have agreed my mortgage in principle, my bid on a property in Fallowfield has been accepted, what are the next steps?
Your property agent will wish to be informed of your conveyancing practitioner's details (make sure the conveyancers are on the bank’s panel). Contact UBS or the financial adviser and finish off any appropriate paperwork. UBS will appoint a valuer who will get in contact with the estate agent or vendor to arrange a slot for the valuation to occur. Once conducted (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. UBS will send the offer to you and your lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Fallowfield.
Over the last few months I have been searching for a flat up to £245,000 and found one near me in Fallowfield I like with a park and transport links in the vicinity, the downside is that it's only got 51 remaining years left on the lease. There is not much else in Fallowfield suitable, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you need a mortgage the remaining unexpired lease term will be an issue. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for a minimum of twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
Our lawyer in Fallowfield has requested from me ID documents asserting that this is part of his legal duty as a conveyancer on the lender Conveyancing panel. Am I being spun a yarn?
Due to Money Laundering Regulations your conveyancing lawyer is duty bound to confirm positively your identification when entering into a business relationship with you. It is a criminal offence if your lawyer not do this. If you do not provide ID early in the transaction the solicitor must refuse to act for you. It’s unlikely a lawyer will turn you away if you come to the first meeting without relevant ID but you will have to produce it at some point so you might as well bring it with you to the initial meeting so the lawyer can tick the ID verification box and start sorting out the conveyancing straight away. If you are getting a mortgage, your lawyer also has to check ID documents to satisfy the lender. This is not specific to conveyancing in Fallowfield