I am expecting a offer of a home loan from Halifax. I intend to use a Licensed Conveyancer in Fir Vale and Wadsley Bridge. Does the Halifax Conveyancing panel exclude conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
We are downsizing from our home in Fir Vale and Wadsley Bridge and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers instructed a nationwide conveyancing firm as opposed to a conveyancing solicitor in Fir Vale and Wadsley Bridge. We have lived in Fir Vale and Wadsley Bridge for three years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must enquire of 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 health insurance to cover that same illness)
I have todaybecome aware that Action Conveyancing have been shut down. They conducted my conveyancing in Fir Vale and Wadsley Bridge for a purchase of a leasehold flat 12 months ago. How can I establish that the property is in my name in the name of the previous owner?
The easiest way to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Fir Vale and Wadsley Bridge conveyancing specialists.
How does conveyancing in Fir Vale and Wadsley Bridge differ for new build properties?
Most buyers of new build or newly converted property in Fir Vale and Wadsley Bridge contact us having been asked by the seller to exchange contracts and commit to the purchase even before the property is built. This is because builders in Fir Vale and Wadsley Bridge usually 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 property lawyers 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 used to new build conveyancing in Fir Vale and Wadsley Bridge or who has acted in the same development.
Having checked my lease I have discovered that there are only Fifty years left on my flat in Fir Vale and Wadsley Bridge. I am keen to extend my lease but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have made all reasonable attempts to locate the freeholder. For most situations a specialist should be helpful to try and locate and to produce a report to be used as evidence that the freeholder is indeed missing. It is wise to seek advice from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Fir Vale and Wadsley Bridge.
I inherited a garden flat in Fir Vale and Wadsley Bridge, conveyancing formalities finalised July 1999. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Fir Vale and Wadsley Bridge with an extended lease are worth £185,000. The ground rent is £65 charged once a year. The lease expires on 21st October 2084
With just 60 years unexpired we estimate the price of your lease extension to range between £20,000 and £23,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
My lawyer in Fir Vale and Wadsley Bridge has requested from me personal identification documents asserting that this is part of his requirements as a conveyancer on the lender Conveyancing panel. Can you confirm whether this is the case?
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 mortgage company. This is not specific to conveyancing in Fir Vale and Wadsley Bridge