I am expecting a mortgage offer from Santander. I intend to retain the legal services of a Licensed Conveyancer in Prestwich. Does the Santander Conveyancing panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Last January we completed a house move in Prestwich. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Do we have any recourse? What searches should? have been conducted for conveyancing in Prestwich?
It is not clear from the question as to the nature of the problems and if they are unique to conveyancing in Prestwich. Conveyancing searches and due diligence initiated during the buying process are supposed to help avoid problems. As part of the process, a property owner fills in a form called a Seller’s Property Information Form. If the information provided is misleading, you may have a misrepresentation claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Prestwich.
What is the difference between a licensed conveyancer and conveyancing solicitor in Prestwich
There are two types of lawyers who can perform conveyancing in Prestwich namely CLC regulated conveyancers or solicitors. Both professionals provide the legal services that required to complete the sale or purchase of property. Both are obliged to perform Prestwich conveyancing to the same standards and guidelines so you can be safe in the knowledge that your conveyancing will be professionally carried out and that the requisite steps should be appropriately followed.
I am assisting my mother sell her flat in Prestwich. Will the solicitor order the EPC or should I organise this?
Following the demise of HIPs, energy performance certificates was retained a mandatory part of moving property. An energy performance certificate should be to hand in advance of the property being marketed. It is not a task that conveyancers normally organise. Where you are using a Prestwich conveyancing lawyer they may be willing to arrange energy performance certificates given their contacts with reputable Prestwich assessors
The formalities of my purchase has taken place for my property in Prestwich. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
The deeds to my property are lost. The lawyers who handled the conveyancing in Prestwich 5 years ago are no longer around. Will I be able to sell the house?
Gone are the days when you need to have the physical original deeds to establish that you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I need to instruct a conveyancing solicitor for freehold conveyancing in Prestwich. I happened to stumble across a site which appears to be the perfect offering If it is possible to get all formalities done via phone that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I work for a long established estate agency in Prestwich where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given conflicting advice from local Prestwich conveyancing firms. Could you confirm whether the seller of a flat can commence the lease extension process for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 1 bedroom flat in Prestwich, conveyancing was carried out July 2005. How much will my lease extension cost? Comparable properties in Prestwich with an extended lease are worth £191,000. The ground rent is £55 levied per year. The lease comes to an end on 21st October 2077
With only 53 years left to run we estimate the premium for your lease extension to range between £27,600 and £31,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs 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 concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first seeking the advice of a professional.