Completed the sale of my flat in Helsby last April yet the purchaser is telephoning every few hours complaining that his lawyer is waiting to hear from mine. What should my lawyer have done now that I have sold?
Following your house sale your lawyer is obliged to forward the transfer deeds and all additional paperwork to the purchaser's solicitors. If applicable, your solicitor must also confirm that the mortgage has been paid off to the purchasers solicitors. There are no post completion steps just for conveyancing in Helsby.
We're in Helsby, First timers purchasing with a mortgage (lender is Barclays , and our lawyer is on the Barclays conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Barclays conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I happen to be the sole recipient of my late father’s estate with all property in now in my sole name, including the my former home in Helsby. The Helsby property was put into my name in October. I now wish to sell up. I do know about the Mortgage Lenders six month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in October. Do I have to wait half a year to sell?
The Council of Mortgage Lenders’ handbook mandates 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 might be affected by that. Some mortgage companies would take a practical view as this requirement is primarily there to identify the purchase and immediately sell or the wholesaling and assigning of property.
We expect to receive a AIP from RBS 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 RBS recommend any Helsby solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Helsby solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have decided to exercise my right to buy my property in Helsby off the council. I have a mortgage agreed with Nationwide. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I am buying a property and the conveyancer has identified Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. He has suggested insurance. Is this strictly necessary for conveyancing in Helsby
Unless a previous acquisition of the house completed post 12 October 2013 you could expect lawyers carrying out conveyancing in Helsby to continue to advocate a chancel search and or insurance against a claim.
How does conveyancing in Helsby differ for newly converted properties?
Most buyers of new build premises in Helsby contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the house is finished. This is because builders in Helsby typically buy the land, 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 conveyancing solicitors 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 accustomed to new build conveyancing in Helsby or who has acted in the same development.
Over the last few months I have been searching for a flat up to £305k and identified one round the corner in Helsby I like with a park and transport links nearby, however it's only got 49 years unexpired on the lease. There is not much else in Helsby suitable, so just wondered if I would be making a grave error buying a short lease?
If you require a home loan the shortness of the lease will likely be problematic. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least 2 years you could ask them to start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer about this matter.