I happen to be the single beneficiary of my late mum's will and I have everything in my name alone, including the my former home in Marston Moretaine. The Marston Moretaine property was put into my name in May. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', which means that my proprietorship could be considered the same way as if I'd bought the property in May. Do I have to wait 6 months to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. How practical a view mortgage companies take of it, depend on the bank as this provision principally exists to identify the purchase and immediately sell or the flipping of property.
I am currently in the process of buying my council flat in Marston Moretaine. I have a mortgage offer with Co-operative. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Co-operative, you will need to appoint a solicitor on the Co-operative conveyancing panel.
After what seems like an age I have had an offer on an apartment in Marston Moretaine agreed to, but there is a chain. The vendors have offered on on an apartment, but it’s not been accepted yet, and have viewings of other properties booked. I have chosen a nearby conveyancing solicitor in Marston Moretaine. What do I do now? At what stage should I apply for the mortgage with HSBC?
It is understandable 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, Marston Moretaine conveyancing search charges, etc). The first thing to do is ensure that your conveyancer is on the HSBC approved list. Concerning the next stages this very much dictated by the specifics of your transaction, motivation for the property and on the state of the market. In a hot market some purchasers will apply for the mortgage with HSBC and arrange for the valuation and only if it comes back ok would they ask their property lawyer to press on with the conveyancing in Marston Moretaine.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Marston Moretaine is the location of the property. Is there any advice you can impart?
Flying freeholds in Marston Moretaine are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Marston Moretaine you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marston Moretaine may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I have been pointed in your direction by three or four local selling agents in Marston Moretaine to find a conveyancer on your site. What’s the financial advantage for Estate Agents to recommend your services ahead of alternative conveyancing organisations?
We don’t offer any referral fee for sending work our way. We found it would be just too difficult a fee as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I receiving any benefit too?’ So we decided to step away from that.
As co-executor for the estate of my uncle I am selling a house in Neath but I am based in Marston Moretaine. My solicitor (approximately 235 miles awayneeds me to sign a statutory declaration ahead of completion. Can you recommend a conveyancing practitioner in Marston Moretaine who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally any notary public or solicitor will do regardless of whether they are based in Marston Moretaine
I am employed by a busy estate agency in Marston Moretaine where we see a few flat sales put at risk due to leases having less than 80 years remaining. I have been given contradictory information from local Marston Moretaine conveyancing firms. Can you shed some light as to whether the seller of a flat can commence the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means 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 prior to, or simultaneously with completion of the disposal of the property.
An alternative approach is 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 purchaser.
I own a ground floor flat in Marston Moretaine, conveyancing having been completed in 1996. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Marston Moretaine with a long lease are worth £201,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2090
With only 65 years unexpired we estimate the premium for your lease extension to range between £13,300 and £15,400 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
Online reading suggests that Marston Moretaine solicitors are more expensive than Marston Moretaine conveyancers in Marston Moretaine when it comes to purchasing a property. So is it better if I use a conveyancer or a solicitor where I am buying for my home move in Marston Moretaine.
When it comes to conveyancing in Marston Moretaine the costs are unlikely to vary dramatically depending on whether the legal expert is a licenced conveyancer or solicitor.