This question may be naive but I am wet behind the ears as a 1st time buyer of a garden flat in New Mills. Do I pick up the keys to the property on completion from my lawyer? If so, I will instruct a High Street conveyancing solicitor in New Mills?
On the day of completion you do not need to attend the conveyancers office in New Mills. Your solicitors will electronically transfer the purchase money to the seller's solicitors, and shortly after the monies have arrived, you will be called to receive the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
I recently had an offer agreed on a house in New Mills. My financial adviser recommended their conveyancers. I paid an on account payment of £150. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the UBS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the UBS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a flat in New Mills. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the New Mills lawyer is on the TSB conveyancing panel.
My partner and I are selling our home in New Mills and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in New Mills. We have lived in New Mills for 5 years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing firm already. What do they say? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
I'm purchasing my first flat in New Mills benefiting from help to buy. The developers refused to move on the price so I negotiated £7000 of additionals instead. The sale representative told me not to tell my conveyancer about the side-deal as it may jeopardize my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
As co-executor for the estate of my aunt I am selling a property in Newport but reside in New Mills. My conveyancer (who is 200 miles from meneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing practitioner in New Mills to attest and place their company stamp on the document?
Technically speaking you are unlikely to need to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are based in New Mills
Last May I purchased a leasehold flat in New Mills. Do I have any liability for service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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 be sure 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 am the registered owner of a garden flat in New Mills, conveyancing was carried out 9 years ago. How much will my lease extension cost? Comparable properties in New Mills with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced annually. The lease comes to an end on 21st October 2078
You have 53 years unexpired we estimate the price of your lease extension to range between £27,600 and £31,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.
My mother and father are encountering difficulties in finding their New Mills land registry title on the website. They have a vague recollection fifty years ago when they purchased the bungalow there were complications regarding the address not being identified on some systems.
Almost all properties in New Mills should appear. Have you tried a search to just the postcode. Normally it should reveal all the residences within that postcode. Where recorded it will show up with a title number. Where they bought back in the 70’s it's conceivable it may be unregistered. The property might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which may be with your parent’s bank.