Do the conveyancing practitioners indexed on your site conduct right to buy conveyancing in Great Sankey?
We have identified a variety of conveyancing experts who can service right to buy transactions You should e-mail the solicitors listed in order to get a conveyancing quote.
I have been told by my conveyancer that restrictive coveneant insurance is needed on my purchase. What is the level of cover for Great Sankey conveyancing?
The appropriate level of restrictive coveneant indemnity insurance depends on who your lender is. It would differ for example between HSBC Bank and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Great Sankey building society branch on a couple of occasions and was told they are content with the situation and they will lend. My Great Sankey conveyancing solicitor - who is on the bank conveyancing panel- called and was told they will not lend in accordance with their published requirements. Who do I believe?
The lawyer must follow the Council of Mortgage Lenders’ Handbook Part 2 conditions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
About to purchase house in Great Sankey. 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 Leeds Building Society 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 Great Sankey conveyancer is on the Leeds Building Society conveyancing panel.
Should our solicitor be making enquiries about flooding during the conveyancing in Great Sankey.
The risk of flooding is if increasing concern for solicitors carrying out conveyancing in Great Sankey. There are those who buy a property in Great Sankey, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate building insurance, or dispose of the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that may be initiated by the buyer or by their solicitors which will give them a better appreciation of the risks in Great Sankey. The conventional set of information supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine if the premises has historically flooded. If the property has been flooded in past which is not notified by the seller, then a purchaser may bring a legal claim for losses as a result of such an misleading answer. A buyer’s lawyers will also carry out an environmental search. This will disclose if there is any known flood risk. If so, additional investigations should be conducted.
It has been five months since my purchase conveyancing in Great Sankey took place. I have checked the Land Registry site which shows that I paid £175,000 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 residence 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.
The estate agent has sent us the confirmation of our purchase of a new build flat in Great Sankey. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below are examples of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in Great Sankey
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I opted to have a survey carried out on a house in Great Sankey prior to appointing lawyers. I have been informed that there is a flying freehold overhang to the property. My surveyor has said that some mortgage companies will not grant a mortgage on a flying freehold home.
It depends who your proposed lender is. Bank of Scotland has different instructions from Halifax. If you contact us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Great Sankey. Conveyancing will be smoother if you use a solicitor in Great Sankey especially if they regularly deal with such properties in Great Sankey.