My wife and I are purchasing a 3 bedroom flat in Grappenhall with a mortgage. We like our Grappenhall lawyer, but the lender advise he's not on their "panel". It seems we have little option but to select one of the bank panel firms or keep our Grappenhall lawyer and pay for one of their panel ones to act for them. This seems very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Grappenhall conveyancing lawyer to apply to be on the conveyancing panel.
My brother and I have just acquired a house in Grappenhall. We have noticed several problems with the house which we suspect were omitted in the conveyancing searches. Is there anything we can do? What searches should? have been conducted as part of conveyancing in Grappenhall?
It is not clear from the question as to the nature of the problems and if they are relate to conveyancing in Grappenhall. Conveyancing searches and investigations initiated during the buying process are designed to help avoid problems. As part of the process, the vendor fills in a questionnaire called a Seller’s Property Information Form. answers proves to be misleading, then you may have a claim 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 Grappenhall.
We are selling our house in Grappenhall and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any high street Grappenhall conveyancer would know this is not the case. It does beg the question why the purchasers instructed a national conveyancing outfit rather than a conveyancing solicitor in Grappenhall. We have lived in Grappenhall for three years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to obtain clarification that there is no issue.
It sounds as though you may have a conveyancing lawyer currently acting for you. What do they say? You need to 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 sickness)
Me and my brother own a semi-detached Victorian property in Grappenhall. Conveyancing solicitor acted for me and Bank of Scotland. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold under the exact same property. Is it worth asking Bank of Scotland to clarify?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Grappenhall and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with your conveyancing solicitor who conducted the work.
I have been on the look out for a flat up to £245,000 and identified one near me in Grappenhall I like with open areas and station nearby, the downside is that it's only got 61 years on the lease. I can't really find anything else in Grappenhall suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you need a mortgage that many years may be problematic. Discount the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for a minimum of twenty four months you could ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
I today plan to offer on a house that seems to be perfect, at a reasonable price which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are particular concerns purchasing a leasehold house in Grappenhall. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
The majority of houses in Grappenhall are freehold and not leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. We note that you are purchasing in Grappenhall in which case you should be looking for a Grappenhall conveyancing solicitor and be sure that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example requiring the landlord’spermission to carry out changes to the property. It may be necessary to pay a maintenance charge towards the upkeep of the estate where the property is located on an estate. Your conveyancer will advise you fully on all the issues.
I purchased a 1st floor flat in Grappenhall, conveyancing formalities finalised 3 years ago. Can you work out an approximate cost of a lease extension? Corresponding flats in Grappenhall with a long lease are worth £206,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2091
With just 66 years unexpired we estimate the price of your lease extension to range between £11,400 and £13,200 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered 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 getting professional advice.