I am selling my house in Radcliffe. Does the property lawyer need to be on the UBS conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
My wife and I have a renovated Georgian property in Radcliffe. Conveyancing practitioner represented me and Halifax. I did a free Land Registry search last week and there are two entries: one for freehold, another for leasehold with the exact same property. Is it worth asking Halifax to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Radcliffe and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing practitioner who conducted the conveyancing.
How difficult is it to switch solicitor as I have to find one who is on the Lloyds TSB Bank conveyancing panel. I had appointed a family conveyancing solicitor in Radcliffe five minutes from me but the firm is not accepted by Lloyds TSB Bank
We will our best to assist in finding you a conveyancing solicitor in Radcliffe on the Lloyds TSB Bank panel. Please note that the solicitors that we work with do not pay us a referral fee if you instruct them and are registered with the SRA who oversee all conveyancing solicitors in Radcliffe. In utilising search facility on this site, you can compare charges for conveyancing solicitors in Radcliffe and beyond.
Is it best to go with a Radcliffe conveyancing lawyer who is local to the property I am purchasing? An old friend can perform the conveyancing but his firm is located 400kilometers drive away.
The benefit of a local Radcliffe conveyancing practice is that you can visit the firm to execute paperwork, deliver your identification documents and pester them where appropriate. Having local Radcliffe know how is a plus. However it's more important to get someone that will do a good and efficient job. If other friends have used your friend and in the main were content that should trump using an unknown Radcliffe conveyancing solicitor solely due to them being based in the area.
Can you provide any top tips for leasehold conveyancing in Radcliffe from the perspective of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Radcliffe can be avoided if you appoint lawyers as soon as you market your property and request that they start to collate the leasehold documentation needed by the purchasers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s permission? In particular have you laid down wooden flooring? Most leases in Radcliffe state that internal structural changes or addition of wooden flooring calls for a licence from the Landlord approving such alterations. Should you dont have the approvals to hand do not communicate with the landlord without contacting your lawyer in advance. You may think that you are aware of the number of years remaining on your lease but you should double-check by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the lease term is less than 75 years. It is therefore important at an early stage that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale. If you have had any disputes with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The purchasers and their solicitors will be concerned about purchasing a flat where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is clearly preferable to reveal the dispute as historic as opposed to unsettled. Many freeholders or managing agents in Radcliffe levy fees for providing management packs for a leasehold property. You or your lawyers should discover the actual amount of the charges. The management pack sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent reason for delay in leasehold conveyancing in Radcliffe.
I bought a 1st floor flat in Radcliffe, conveyancing was carried out in 1996. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Radcliffe with an extended lease are worth £186,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2077
With only 53 years left to run the likely cost is going to range between £27,600 and £31,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
Me and my wife have agreed a price on a Radcliffe house we inherited seven years ago in 2012. I have over 12 years conveyancing knowledge and, although retired, wish to undertake the legal work. The purchaser's lawyer has informed me that their Lenders will not allow us to do our own conveyancing mandating that the funds to be transferred to a solicitor's bank account.
Lending instructions to conveyancers from all CML members specify that If the seller does not have legal representation the purchaser’s lawyers should check whether the mortgage company needs to be notified so that a decision can be made as to whether they are willing to proceed.