Having sold my house in Lapworth last February yet the purchaser is Skype messaging me to say their conveyancer needs to hear from mysolicitor. What should my lawyer have done now that I have sold?
Following your disposal your solicitor should deliver the transfer documentation and all additional paperwork to the buyer’s solicitors. Where appropriate, your lawyer should also send confirmation that the legal charge in favour of the lender has been paid off to the purchasers solicitors. There are no post completion formalities unique to conveyancing in Lapworth.
We're in Lapworth, First timers purchasing with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer 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.
My wife and I purchased a terraced Edwardian house in Lapworth. Conveyancing practitioner acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lapworth and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with your conveyancing lawyer who carried out the work.
Due to the encouragement of my in-laws I had a survey completed on a house in Lapworth ahead of instructing solicitors. I have been informed that there is a flying freehold overhang to the house. Our surveyor has said that some lenders may not give a loan on this type of home.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you e-mail us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Lapworth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lapworth to see if the conveyancing costs will increase in light of this.
We are one month into a residential purchase having been directed to solicitors by the local agent to execute conveyancing in Lapworth. I am am extremely disappointed with the quality of service. Can you help me find new conveyancers?
They would have to be very bad in order to consider changing them. Has the mortgage been generated? In the event that it has you will need to make them aware of the new lawyer and get the mortgage documents are re-sent. Your new solicitor ideally should be on the banks panel to avoid added expenses and delays. That should be your first question of the new solicitors. Our search tool will help you find a bank approved lawyer for your home move in Lapworth
I've recently bought a leasehold house in Lapworth. Do I have any liability for service charges for periods before my ownership?
In a situation 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 inherited a basement flat in Lapworth, conveyancing having been completed 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Lapworth with over 90 years remaining are worth £180,000. The ground rent is £65 per annum. The lease ends on 21st October 2083
With 58 years unexpired the likely cost is going to range between £22,800 and £26,400 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.