I have an AIP. The bank mentioned the loan came with free conveyancing. Is the implication that I have to appoint their panel conveyancer as I would much rather use a Frodsham based conveyancing firm?
You should check but the chances are that allocate you one of their panel lawyers if you want the "fee-free" offer. Call the lender and see if they offer you a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards your preferred conveyancing solicitor in Frodsham.
Forgive me if this question is silly but I am unexperienced as a first time purchaser of a ground floor flat in Frodsham. Do I collect the keys to the house on completion from my lawyer? If this is the case, I will instruct a High Street conveyancing solicitor in Frodsham?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the vendor’s conveyancers, and once they have received this, you should be able to receive the keys from the Estate Agents and start moving into the property. Usually this happens between 1 and 3pm.
When it comes to lenders such as Bank of Ireland, do Frodsham lawyers face a yearly amount to be on the conveyancing panel?
We are unaware of any lender fees to register on their list of approved firms, although some do charge an administration charge to deal with the processing of the conveyancing panel application.
We were going to get a OIP from Co-operative this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Co-operative recommend any Frodsham solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Frodsham solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
four months have elapsed following my purchase conveyancing in Frodsham completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How do I search for a Frodsham solicitor on the Lloyds TSB Bank conveyancing panel? I am a keen cyclist and am happy to travel upto 20kilometers to meet the lawyer.
Feel free to make use of the search on this page. Please pick a lender and your location and you will see a number of Frodsham conveyancing lawyers based on proximity. We have listed some Frodsham conveyancing firms towards the end of this page and you can telephone them to see whether they are on the Lloyds TSB Bank approved list
I've recently bought a leasehold flat in Frodsham. Do I have any liability for service charges relating to a period prior to completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a 1st floor flat in Frodsham, conveyancing having been completed 10 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? Corresponding properties in Frodsham with a long lease are worth £260,000. The ground rent is £50 levied per year. The lease ends on 21st October 2097
With only 75 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" 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 the actual costs in the absence of comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
I purchased a property in Frodsham last 25/6/2021 and to date it is still not recorded with the Land Registry. It was part of a new estate and my conveyancer told me that it can take twelve months to complete the registration formalities. I have called the Land Registry directly and they have informed me the initial application was cancelled due to questions not being addressed in time. Do I need to be concerned?
It is your conveyancing practitioner that you should get in touch with in order to satisfy any issues which have arisen as part of the registration process for your Frodsham property. Normal Frodsham conveyancing practice includes an undertaking on the part of the vendor’s conveyancing practitioner that they will help resolve any requirements raised by HMLR so it may be a case of taking action to enforce that undertaking in some way.