Having sold my house in Guisborough last September but my buyer keeps texting me to say their lawyer needs to hear from myconveyancer. What are the post completion sale legalities following completion?
Post completion of your disposal your conveyancer should send the transfer documentation and all of the paperwork to the buyer’s conveyancer. Depending on the transaction, your solicitor should also send confirmation that the legal charge in favour of the lender has been discharged to the purchasers conveyancers. There is unlikely to be post completion tasks unique to conveyancing in Guisborough.
There are plenty of conveyancing solicitors in Guisborough but how do I know who's good?
It would be unwise to be seduced by the cheapest Guisborough conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of time.
I'm the sole beneficiary of my late father’s estate and I have everything in my name now, including the house in Guisborough. The Guisborough property was put into my name in April. I now wish to sell up. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be treated the same way as though I had purchased the house in April. Will no one buy the property for half a year?
The CML handbook requires solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How sensible a view banks take of it, depend on the lender as this clause principally exists to capture subsales or the wholesaling and assigning of properties.
I recently had an offer accepted on an apartment in Guisborough. My financial adviser recommended their conveyancers. I paid an advanced payment of £225. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am looking for a ground for flat up to £245,000 and found one round the corner in Guisborough I like with a park and station in the vicinity, however it only has 51 years unexpired on the lease. I can't really find anything else in Guisborough in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a mortgage that many years will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.
Are there any apps to help identify a Guisborough solicitor on the Skipton Building Society conveyancing panel? I have wheels and am prepared to travel upto 25miles to meet the solicitor.
You can use the search on this website. Please pick a bank and your location and you will see a number of Guisborough conveyancing lawyers located nearest you. We have listed some Guisborough conveyancing firms at the bottom of this page and you can ring them to see whether they are on the Skipton Building Society panel
Am I best advised to instruct a Guisborough conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can perform the legal work but they are based over three hundred miles away.
The benefit of a high street Guisborough conveyancing practice is that you can pop in to execute paperwork, hand in your identification documents and apply pressure on them where appropriate. Having local Guisborough know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who used your friend and in the main were content that must surpass using an unfamiliar Guisborough conveyancing lawyer just because they are round the corner.
I own a leasehold flat in Guisborough. Conveyancing and HSBC Bank mortgage organised. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1994. The conveyancing solicitor in Guisborough who acted for me is not around. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Guisborough conveyancing solicitor to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a 2 bed flat in Guisborough, conveyancing was carried out August 2009. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Guisborough with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease ends on 21st October 2083
With 58 years unexpired the likely cost is going to be between £22,800 and £26,400 as well as costs.
The figure 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 detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.