My mortgage broker has requested my Lymm lawyer’ panel reference for the Nationwide conveyancing panel. How do I discover this. I have e-mailed my local Lymm office but they cant find it on their system.
You are best placed to get this information from your Lymm conveyancer . Most Lymm conveyancing firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
I am assisting my sister sell her flat in Lymm. Will the conveyancing solicitor arrange an EPC or do I organise this?
Following the abolition of Home Packs, energy performance certificates became a required part of selling a property. An energy performance certificate needs to be commissioned before the property is placed on the market. This is not something that law firms ordinarily arrange. If you are instructing a Lymm conveyancing practitioner they might be willing to arrange energy performance certificates due to their relationships with long established local assessors
We have a mortgage agreed in principle with Co-operative. Lymm conveyancing solicitors are selected. What is the average time that one could expect to receive a mortgage offer from Co-operative?
Some lenders take longer than others. Have Co-operative conducted the valuation? Have you informed Co-operative as to your lawyers' details and checked that your lawyers are on the Co-operative conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Lymm lawyer on the Nottingham panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
How does conveyancing in Lymm differ for newly converted properties?
Most buyers of new build property in Lymm come to us having been asked by the seller to exchange contracts and commit to the purchase even before the property is finished. This is because house builders in Lymm tend to buy the real estate, 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 Lymm or who has acted in the same development.
As co-executor for the will of my grandmother I am disposing of a house in Cardiff but reside in Lymm. My solicitor (approximately 260 miles from meneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Lymm who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Lymm based
I am a negotiator for a long established estate agent office in Lymm where we see a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have received inconsistent advice from local Lymm conveyancing firms. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Lymm - Examples of Questions you should consider before buying
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Who are the managing agents? What is the maintenance charge and ground rent on the property? It would be prudent to discover as much as you can concerning the managing agents as they can either make your living at the property much easier or much more difficult. As the proprietor of a leasehold property you are frequently at the mercy of the managing agents both financially and when it comes to practical issues such as the upkeep of the communal areas. Don't be shy to ask other tenants if they are happy with their service. In conclusion, investigate as to the dates that the service fees are due to the appropriate party and specifically what you get for your money.
My wife and I have agreed a price on a Lymm property we inherited seven years ago in 2011. I have over a decades worth of conveyancing know-how and, although retired, intend to do my own conveyancing. The purchaser's solicitor has informed me that their bank will not allow you to do your own conveyancing insisting the funds to be passed via a solicitor's bank account.
Lending instructions to conveyancers from all CML members state that If the seller does not have legal representation the purchaser’s lawyers should check whether the bank needs to be informed so that a decision can be made if they are prepared to progress.