We are expecting a mortgage offer soon. The bank mentioned the loan came with free conveyancing. Does this mean I have to use their panel lawyer as I would prefer to instruct a High Peak based conveyancing firm?
You should check but the chances are that allocate you one of their panel solicitors where you accept the "fee-free" incentive. Speak to the bank to explore if they make available a cash alternative. It is not unheard for a lender to give a £250 cashback as an alternative in which case you could put that amount towards the cost for your conveyancing solicitor near High Peak.
I require expedited conveyancing in High Peak as I am faced with pressure to exchange contracts inside 3 weeks. Fortunately I do not need a mortgage. Can I decline from having conveyancing searches to save money and time?
As you are are a cash buyer you are at liberty not to have searches carried out although no conveyancer would recommend that you don't. With lots of history conveyancing in High Peak the following are examples of what can crop up and therefore impact future saleability: Enforcement Notices, Outstanding Fees, Overdue Grants, Unadopted Roads,...
I used Wolstenholmes a few years past for my conveyancing in High Peak. I now require my papers however the law firm is no longer operating. What do I do?
You should call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in High Peak of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in High Peak I like with open areas and station nearby, the downside is that it only has 52 remaining years left on the lease. There is not much else in High Peak in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the shortness of the lease will be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for a minimum of 2 years you could request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Is it possible to swap conveyancer as I need to choose a firm on the Lloyds TSB Bank conveyancing panel. I had appointed a high street conveyancing solicitor in High Peak round the corner but she is not accepted by Lloyds TSB Bank
It would be our pleasure to assist you find a conveyancing solicitor in High Peak on the Lloyds TSB Bank panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who oversee all conveyancing solicitors in High Peak. In utilising the find a conveyancing solicitor tool on this site, you can compare and instruct different solicitors and conveyancers both nationally and in High Peak.
I've recently bought a leasehold house in High Peak. Am I liable to pay service charges relating to a period prior to completion of my purchase?
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 own a ground floor flat in High Peak, conveyancing formalities finalised 8 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in High Peak with a long lease are worth £216,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2091
With only 68 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.