Can you clarify what the consequences are if my solicitor is suspended from the Nationwide Solicitor panel ahead of completing my conveyancing in Morley?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My aunt pointed out to me me that in buying a property in Morley there may be various restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are a number of properties in Morley which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Morley should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have been advised by my lawyer that absentee landlord insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Morley?
The right level of absentee landlord indemnity insurance should be dictated by who your lender. It would differ for example between Yorkshire Building Society and Norwich and Peterborough Building Society. Conveyancing solicitors as opposed to members of the public take out such insurances.
Are all Morley Conveyancing Quality Solicitors on the Skipton conveyancing panel?
A selection of lenders now utilise the accreditation scheme as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the CML have indicated that it is likely to become a pre-requisite for firms wishing to remain on their panels.
I used Stirling Law a few years ago for my conveyancing in Morley. Now, I need my documents however cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Morley of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
The estate agent has sent us the confirmation of our purchase of a new build flat in Morley. Conveyancing is a frightening process 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 conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Morley
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
I have just appointed agents to market my basement flat in Morley. Conveyancing solicitors are to be appointed soon, however I have recently received a yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is discharge the maintenance contribution as usual because all ground rent and service payments will be allotted on completion, so you should recover the relevant percentage 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 basement flat in Morley, conveyancing having been completed December 2002. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Morley with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2097
With just 72 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
My estate agent has recommended their conveyancing practitioner for our conveyancing in Morley - won’t it be better to just use them?
This is not necessarily the case and you are free to use whichever solicitor you decide for your Morley home move. A property lawyer recommended by an estate agent may not necessarily be the best solicitor, they may suggest their preferred conveyancing firm who are based far away. In this instance you may not have contact with your conveyancing practitioner and due to the lack of continuity in the transaction, it may be difficult to obtain progress reports.