How do I search for the right solicitor who can supply a high level service for our conveyancing in Radcliffe?
Option 1 is to ask your friends and family who they experienced using in the past and if they were happy with the service.
Option 2 is to look on the web for conveyancing in Radcliffe. Telephone a couple or more firms from the list and request that they send you their conveyancing estimate and discuss your needs with the solicitor who will conduct your legal process prior tomaking your decision.
Third is to make use of this site to assist you in finding the right solicitors taking into account your own factors including the type of property,speed, complexity and who the proposed lender is. Don't take the bait of £99 conveyancing in Radcliffe
We have very brash sellers who has recommended a lock out contract with a deposit 6,000. Are such arrangements appropriate for Radcliffe conveyancing transactions?
This type of agreement is unusual in Radcliffe, conveyancers are often found to veer clients away from them as they divert attention from the primary focus, namely conveyancing and if you end up losing your deposit then the solicitor is left exposed. Secondly, there is no assurance that just because the seller has signed a lock out contract they will complete the sale with you. They may be in contravention of the agreement if they are offered a large enough financial inducement to do so because an aggrieved claimant with the benefit of a lockout agreement will still have to show losses as a consequence of the breach and this may not amount to the financial benefit that your seller may gain by breaching the agreement, however morally condemnable that may be.
I am the single recipient of my late father’s estate with all property in now in my sole name, including the my former home in Radcliffe. Conveyancing formalities meant that the Land Registry date was in May. I want to move. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership could be treated the same way as though I had purchased the property in May. Will no one buy the property for half a year?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be caught by that. Some mortgage companies would take a sensible view as this requirement principally exists to identify subsales or the wholesaling and assigning of property.
I have paid off my mortgage with Lloyds. I assume I don't need a Radcliffe conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Lloyds mortgage from the register. Lloyds, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I am due to exchange contracts on my house. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being a right pain. The Radcliffe solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Over the last few months I have been searching for a leasehold apartment up to £235,500 and found one round the corner in Radcliffe I like with amenity areas and station nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Radcliffe in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan that many years will be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the current owner has owned the premises for at least twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this.
How difficult is it to transfer to a new conveyancer as I have to find one who is on the Skipton Building Society conveyancing panel. I instructed a family conveyancing solicitor in Radcliffe five minutes from me but he is not accepted by Skipton Building Society
It would be our pleasure to help you select a conveyancing solicitor in Radcliffe on the Skipton Building Society panel. Please note that the property lawyers that we on the directory do not pay us fee if you instruct them and are registered with the Solicitors Regulation Authority who oversee all conveyancing solicitors in Radcliffe. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Radcliffe.
Last February I purchased a leasehold house in Radcliffe. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure 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).
Leasehold Conveyancing in Radcliffe - Examples of Questions you should consider before Purchasing
How long is the Lease? Are any of leasehold owners in dispute over their service charge payments? The best form of lease arrangement is where the freehold interest is in the ownership of the leaseholders. In this scenario the leaseholders have control and notwithstanding that a managing agent is often retained if the building is bigger than a house conversion, the managing agent is directed by the tenants.