Our lawyer has identified a defect with the lease for the property we are buying in Rochdale. The seller’s lawyers have offered title insurance as a workaround. We are content with insurance and will pay for it. Our conveyancing practitioner says that he must check that the mortgage company is willing to move forward with this solution. Are we the client or is the mortgage company ?
Regardless of the fact that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their specifications for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the lender are the client. These conveyancing instructions have to be complied with.
My Conveyancer in Rochdale is not listed on the Skipton Building Society Conveyancing Panel. Can I still use my family solicitor even though they are excluded from the Skipton Building Society panel of approved conveyancing solicitors?
Your options are as follows:
- Carry on with your preferred Rochdale lawyers but Skipton Building Society will need to retain a lawyer on their panel. This will inevitably rack up the overall legal charges as well as result in delays.
- Find a new lawyer to act in the conveyancing, remembering to check they are Skipton Building Society approved.
- Persuade your Skipton Building Society based solicitor to try to join the Skipton Building Society panel
The deeds to our house can not be found. The solicitors who did the conveyancing in Rochdale 4 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 evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
I opted to have a survey completed on a property in Rochdale ahead of appointing conveyancers. I have been advised that there is a flying freehold element to the property. Our surveyor advised that some lenders will not issue a mortgage on a flying freehold property.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Rochdale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Rochdale to see if the conveyancing costs will increase in light of this.
In my capacity as executor for the will of my father I am selling a residence in Neath but reside in Rochdale. My solicitor (who is 235 miles awayneeds me to execute a stat dec ahead of completion. Can you recommend a conveyancing solicitor in Rochdale to attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will do regardless of whether they are Rochdale based
Last July I purchased a leasehold house in Rochdale. Do I have any liability for service charges for periods before completion of my purchase?
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).
I acquired a ground floor flat in Rochdale, conveyancing having been completed April 2001. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Rochdale with an extended lease are worth £202,000. The ground rent is £60 yearly. The lease ends on 21st October 2076
With only 56 years remaining on your lease we estimate the price of your lease extension to range between £29,500 and £34,000 as well as professional fees.
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 a more accurate figure 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 issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.