I was told yesterday by my broker that my Malton solicitor is not on the bank Solicitor panel. How can I be sure if this is correct?
The first thing you need to do is to call your Malton conveyancer. You lawyer should notify you of the situation. If they are not on the panel they may be able to suggest a Malton conveyancing practice that is on the conveyancing panel for your lender.
Do the conveyancing solicitors identified via your search tool carry out auction conveyancing in Malton?
We know of a few niche practitioners we can put you in touch with those specialising in auction conveyancing. Malton is one of our locations in which our lawyers are based.
I am the registered owner of a freehold property in Malton yet pay rent, why is this and what is this?
It is rare for properties in Malton and has limited impact for conveyancing in Malton but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back many centuries, but the Rent Charge Act 1977 barred the generation of new rentcharges from 1977 onwards.
Previous rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence post 2037 is to be extinguished.
Forgive me if this question is silly but I am wet behind the ears as FTB of a two bedroom flat in Malton. Do I receive the keys to the house on completion from my solicitor? If this is the case, I will appoint a local conveyancing solicitor in Malton?
There is no need to visit the lawyers office on the day of completion. Your solicitors will electronically transfer the purchase money to the seller's lawyers, and once they have received this, you will be called to collect the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
When it comes to lenders such as Co-operative, do Malton solicitors face a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel submission.
After shopping around on the internet I have found a Malton property lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Malton postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Malton.
I am buying a new build apartment in Malton. Conveyancing is necessary evil 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 legal work.
Set out below is a sample of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Malton
-
The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I have just appointed agents to market my ground floor apartment in Malton. Conveyancing solicitors are to be appointed soon, however I have recently had a quarterly service charge demand – Do I pay up?
It best that you clear the invoice as you normally would as all rents and service invoices should be allotted on completion, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I invested in buying a 2 bed flat in Malton, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Malton with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2089
With only 64 years unexpired the likely cost is going to be between £14,300 and £16,400 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.