I have today made my last payment due on my mortgage with UBS. I assume I don't need a Knaresborough conveyancer on the UBS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I recently had an offer accepted on an apartment in Knaresborough. My financial adviser suggested a solicitor. I paid an upfront payment of £175. Not long after, the solicitor contacted me to say that they were not on the Nottingham 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 Nottingham 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.
At last I have had an offer on an apartment in Knaresborough agreed to, but there is a chain. The sellers have offered on on an apartment, however it’s not yet agreed to, and are looking at other properties booked. I have chosen a bricks and mortar conveyancing solicitor in Knaresborough. What should be my next step? When do I get the mortgage application with Coventry BS going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then survey, Knaresborough conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Coventry BS conveyancing panel. Regarding the next phase this very much depends on the specifics of your transaction, desire for the property and on the state of the market. During a buoyant market some buyers will apply for a home loan with Coventry BS and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with searches.
I have been told that property searches are the number one reason for delay in Knaresborough conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published determinations of research by MoveWithUs that conveyancing searches do not figure within the top 10 causes of hindrances in the conveyancing process. Searches are not likely to feature in any delay in conveyancing in Knaresborough.
Just had an offer accepted on a new build flat in Knaresborough. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Knaresborough
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Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
Are there any apps to assist me to identify a Knaresborough law firm on the Barnsley Building Society conveyancing panel? I drive a motor bike and am prepared to travel upto 20miles to meet the solicitor.
Feel free to make use of the facility on this website. Please pick a lender and your location and you will see a number of Knaresborough conveyancing lawyers based on proximity. We have listed some Knaresborough conveyancing firms towards the end of this page and you can ring them to verify whether they are on the Barnsley Building Society member panel
Last February I purchased a leasehold property in Knaresborough. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous lessee 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).
Knaresborough Leasehold Conveyancing - Sample of Queries before buying
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How much is the annual service fee and ground rent? Its a good idea to discover as much as possible regarding the managing agents as they can either make your living at the property much easier or problematic. Being a leasehold owner you are frequently at the mercy of the managing agents from a financial perspective and when it comes to daily matters like the upkeep of the communal areas. Don't be afraid to ask other people what they think of them. In conclusion, investigate as to the dates that the maintenance charges are due to the managing agents and specifically what you get for your money. Be sure to find out if the the lease includes any unreasonable restrictions in the lease. By way of example some leases prohibit pets being permitted in in a block in Knaresborough. If you love the flatin Knaresborough yet your dog can’t make the move with you then you will be faced hard decision.
When it comes to my conveyancing in Knaresborough should I be charged VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Knaresborough conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.