I have just been advised by my lender that my Runcorn property lawyer is not on the lender Conveyancing panel. What can I do to check?
You need to call your Runcorn lawyer directly. It is reasonable to expect your lawyer to inform you of the situation. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
The Runcorn conveyancing firm that just started acting on my house acquisition in Runcorn have suddenly closed. They were on acting for me because I needed a solicitor on the Bank of Ireland conveyancing panel and my family Runcorn lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know straight away so that they advise the vendors that there may be a slight delay due to the problems encountered. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new lawyers should be in a position to assist.
three months have elapsed since my purchase conveyancing in Runcorn concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I decided to have a survey carried out on a property in Runcorn before instructing lawyers. I have been advised that there is a flying freehold element to the property. My surveyor has said that some mortgage companies will refuse to grant a mortgage on such a home.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you e-mail us we can check with the relevant bank. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Runcorn. Conveyancing will be smoother if you use a solicitor in Runcorn especially if they are accustomed to such properties in Runcorn.
Expecting to exchange soon on a studio apartment in Runcorn. Conveyancing solicitors assured me that they report fully on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Runcorn should include some of the following:
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Rent payments - what is payable and when is collected, and be on notice if this will change in the future Whether the lease restricts you from letting out the flat, or having a home office for business You should have a good understanding of the building insurance obligations Who has the liability to repair and maintain the block. It is important for you to know who is duty bound to repair and maintenance of all parts of the block and communal areas
I acquired a 1st floor flat in Runcorn, conveyancing was carried out 9 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Runcorn with an extended lease are worth £180,000. The ground rent is £65 levied per year. The lease comes to an end on 21st October 2080
With just 59 years remaining on your lease we estimate the price of your lease extension to span between £20,900 and £24,200 as well as costs.
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 without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be 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 without first seeking the advice of a professional.
I have recently placed an offer on an apartment in Runcorn and the estate agent that we are dealing with suggested his property lawyer. They quoted a thousand pounds excluding VAT and 3rd party costs. Does this sound steep?
Don't just go on one estimate. You should seek like-for-like quotes for your conveyancing in Runcorn. Then select one that you trust and crucially, is on the approved panel of the mortgage company that you are sourcing your mortgage from.