I had intended to instruct a conveyancing solicitor in Northwich for our house move. Our financial adviser has since advised us that our bank HSBC Bank won't deal with them. Surely this is unduly restrictive?
Before the recession most banks had an appetite for risk which was higher than today. Almost all Northwich conveyancing firms would have been on most bank panels. The Financial Services Authority in 2010 conducted a thematic review into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, mortgage companies have regularly sought more data from law firms regarding their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of conveyancing. Many Northwich conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Northwich is amongst the many areas where the lawyers we recommend are members of the panel for HSBC Bank.
Is it necessary to take out insurance to address the risk of chancel repairs when purchasing a house in Northwich?
Unless a previous acquisition of the property completed post 12 October 2013 you may take it that lawyers delivering conveyancing in Northwich to remain recommending a chancel search and or chancel repair liability policy.
2 months have elapsed following my purchase conveyancing in Northwich completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
About to purchase a new build flat in Northwich. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Northwich
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. 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.
Am I better off to instruct a Northwich conveyancing solicitor in close proximity to the house I am purchasing? I have an old university friend who can conduct the legal work however they are based 300kilometers away.
The benefit of a high street Northwich conveyancing firm is that you can visit the firm to sign paperwork, deliver your ID and apply pressure on them if necessary. They will also have local knowledge which is a plus. However nothing is more important than finding someone that will do a good and efficient job. If if people you trust instructed your friend and in the main were impressed that should outweigh using an unfamiliar Northwich conveyancing solicitor just because they are round the corner.
I have just started marketing my basement apartment in Northwich. Conveyancing has not commenced, but I have recently had a quarterly service charge invoice – what should I do?
The sensible thing to do is discharge the maintenance contribution as normal given that all ground rent and service invoices should be allotted on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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 own a split level flat in Northwich, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Northwich with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease runs out on 21st October 2096
You have 75 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.