I'm the only recipient of my late mum's will and I have everything in my name now, including the house in Grasmere. The Grasmere property was put into my name in March. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my property ownership may be considered the same way as if I'd bought the property in March. Do I have to wait half a year to sell?
The CML handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be affected by that. Most lenders would take a practical view as this clause chiefly exists to pick up on the purchase and immediately sell or the wholesaling and assigning of property.
We expect to receive a AIP from Clydesdale 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 Clydesdale recommend any Grasmere solicitors on the Clydesdale conveyancing panel, or is it better to go independently?
You will need to appoint Grasmere solicitors independently although you'll need to choose one on the Clydesdale conveyancing panel. The solicitor represents both you and Clydesdale through the process.
About to purchase maisonette in Grasmere. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Lloyds conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Grasmere conveyancer is on the Lloyds conveyancing panel.
I completed on my house on 7 November and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Grasmere said it will be concluded in less than a month. Are titles in Grasmere uniquely lengthy to register?
There is nothing unique about conveyancing in Grasmere registration formalities. Rather than based on location, timescales can adjust depending on who lodges the application, whether it is in order and whether the Land registry communicate with any third persons or bodies. At present roughly 80% of submission are fully addressed in less than three weeks but some can be subject to extensive delays. Historically registration is effected after the new owner has moved in to the property so 'speed' is not typically primary concern yet where it is urgent that the the registration takes place urgently then you or your conveyancer must communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Grasmere differ for new build properties?
Most buyers of new build residence in Grasmere come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is completed. This is because builders in Grasmere tend to acquire the real estate, 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 conveyancers 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 Grasmere or who has acted in the same development.
Am I better off to choose a Grasmere conveyancing lawyer based in the area that I am hoping to buy? We have a good friend who can deal with the legal formalities but his firm is located a couple of hundredkilometers drive away.
The benefit of a high street Grasmere conveyancing firm is that you can drop in to execute paperwork, present your ID and pester them if necessary. They will also have local intelligence which is a benefit. That being said nothing is more important than finding someone that will do a good and efficient job. If other friends have used your friend and the majority were content that should outweigh using an unknown Grasmere conveyancing solicitor just because they are round the corner.
I've recently bought a leasehold flat in Grasmere. Am I liable to pay service charges for periods before 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 acquired a 2 bed flat in Grasmere, conveyancing was carried out August 1995. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Grasmere with a long lease are worth £186,000. The ground rent is £55 charged once a year. The lease expires on 21st October 2077
You have 52 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 plus professional fees.
The figure 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. You should not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you 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.
For various reasons I cannot visit my Grasmere conveyancing practitioners office to execute documents connected to my conveyancing in Grasmere – is this a problem?
No. Grasmere conveyancing solicitors can handle home moves for clients nationally. You are unlikely to be required to be present a Grasmere conveyancers office. Almost all solicitor can undertake all communications via phone, post and email - whatever works for you.