I am not well enough to travel far from Prescot. I would like to know the logic why all Prescot solicitors aren't included on all lender panels?
As inequitable as it may appear for lenders to restrict who can act for them, from the public’s or lawyer’s viewpoint, the other side of the coin is that mortgage companies are becoming ever more anxious and feel it necessary to protect them from mortgage fraud. As a consequence of this concern lenders are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
I have given 8 weeks notice to my existing landlord and have to vacate my rented flat in Prescot by the end of next month. Conveyancing for my house purchase is progressing. How realistic is it to complete in six weeks as don't want to have to move into temporary accommodation?
Generally one should not serve notice on a rental unless your lawyer suggests that you should. Assuming that you have not previously done so, speak to your conveyancer and request that they seek the assistance the sellers solicitors, try to an agreed time frame that all parties will aim to achieve
The deeds to my property can not be found. The conveyancers who did the conveyancing in Prescot 5 years ago have long since closed. What are my next steps?
Assuming you have a registered title the details of your ownership will be retained by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, locate your property and secure up to date copies of the property title for less than a fiver. If the property is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
How does conveyancing in Prescot differ for newly converted properties?
Most buyers of new build residence in Prescot come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is ready to move into. This is because developers in Prescot typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Prescot or who has acted in the same development.
I would like to rent out my leasehold apartment in Prescot. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for their consent?
Even though your last Prescot conveyancing solicitor is not around you can review your lease to see if you are permitted to let out the apartment. The accepted inference is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you are obliged to obtain consent from your landlord or some other party in advance of subletting. This means you not allowed to sublet in the absence of prior permission. The consent must not not be unreasonably refused ore delayed. If the lease prohibits you from subletting the property you should ask your landlord for their consent.
Prescot Conveyancing for Leasehold Flats - Examples of Queries before Purchasing
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Who is in charge of the block? How many of the leaseholders are in arrears for their maintenance charge payments? Most Prescot leasehold flats will be liable to pay a service bill for maintenance of the building set on behalf of the management company. Where you purchase the flat you will have to pay this liability, normally in instalments during the year. This could differ from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent for you to pay annual, ordinarily this is not a exorbitant figure, say about £25-£75 but you should to check it because sometimes it can be many hundreds of pounds.
My partner is buying a leasehold flat in Prescot. Conveyancing estimates are averaging around £1700. Is that reasonable?
The average fee last year for conveyancing in Prescot was £1,500 excluding Stamp Duty and HMLR charges.