Me and my husband are buying a flat in Huyton. My Solicitor has never been on on the bank approved panel. Can I still retain my Huyton conveyancing solicitor even though they are not on the mortgage company panel of approved conveyancing solicitors?
You have a number of alternatives open to you here
- Complete the purchase with your chosen Huyton conveyancing practitioner but your lender will need to use a conveyancer from their approved panel. The net result is additional charges and likely frustration.
- Appoint a new conveyancer to conduct the conveyancing, making sure they are on the lender conveyancing panel.
- Appeal to your lawyer to seek to join the bank panel
I require fast conveyancing in Huyton as I am under pressure to exchange contracts inside 4 weeks. Fortunately I do not require a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are are a cash purchaser you have the choice not to do searches although no law firm would suggest that you don't. Drawing on years of experience of conveyancing in Huyton the following are instances of issues that can appear and adversely affect market value: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Railway Schemes,...
4 months have gone by following my purchase conveyancing in Huyton completed. I have checked the Land Registry website 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 premises 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 apartment in Huyton. Conveyancing is daunting 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 conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Huyton
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
I opted to have a survey carried out on a house in Huyton in advance of instructing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some lenders will not issue a loan on this type of house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. If you e-mail us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Huyton. Conveyancing may be slightly more expensive based on your lender's requirements.
Last July I purchased a leasehold house in Huyton. Am I liable to pay service charges for periods before 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 be sure 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).
Huyton Leasehold Conveyancing - A selection of Questions you should consider Prior to Purchasing
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It would be prudent to discover as much as you can concerning the managing agents as they can either make your life much easier or problematic. As the owner of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to daily matters like the cleanliness of the communal areas. You should not be afraid to ask other tenants what they think of them. Finally, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and specifically what it includes. Make sure you enquire if there is anything that is prohibited in the lease. For instance it is fairly common in Huyton leases that pets are not allowed in in a block in Huyton. If you like the flatin Huyton but your cat is not allowed to make the move with you then you have a very difficult decision.