It has come to my attention via my mortgage adviser that my Halstead property lawyer is not on the lender Conveyancing panel. What can I do to be certain whether this is indeed the case?
Your first step should be to contact your Halstead conveyancer. It is reasonable to expect your lawyer to advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your bank.
Do the conveyancing solicitors that you recommend carry out auction conveyancing in Halstead?
We know of a number of niche lawyers we can connect you with those specialising in auction conveyancing. Halstead is one of hundreds of locations where our lawyers cover.
My Solicitor in Halstead is not on the Birmingham Midshires Solicitor Panel. Is it possible for me to use my family solicitor even though they are not on the Birmingham Midshires panel?
The limited options available to you here include:
- Complete the purchase with your existing Halstead lawyers but Birmingham Midshires will need to use a solicitor on their list of acceptable firms. This will result in additional overall legal charges and result in delays.
- Get an alternative lawyer to to deal with the conveyancing, not forgetting to check they are Persuade your solicitor to use their best endeavours to join the Birmingham Midshires conveyancing panel
I have justbeen informed that Wolstenholmes have closed. They carried out my conveyancing in Halstead for a purchase of a leasehold apartment 18 months ago. How can I be sure that the property is not still registered in the name of the former proprietor?
The easiest method to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Halstead conveyancing specialists.
I've recently bought a leasehold property in Halstead. Do I have any liability for service charges relating to a period prior to my ownership?
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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 purchased a 2 bed flat in Halstead, conveyancing was carried out March 1999. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Halstead with a long lease are worth £190,000. The ground rent is £45 yearly. The lease terminates on 21st October 2087
With 62 years left to run we estimate the premium for your lease extension to span between £17,100 and £19,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
Finally our conveyancing in Halstead completes on Friday, but the sellers I am buying from has asked to move out 24 hours later at PM. Can I accept such a idea?
It is not possible to complete on a Saturday because the bank systems are not working.