I am getting closer to an exchange on a house in Saltney and my parents have sent the ten percent deposit to my property lawyer. I am now told that as the deposit has been received from someone other than me my solicitor needs to disclose this to my lender. I am advised that, in also acting for the mortgage company he must advise them that the balance of the purchase price is coming from anyone other than me. I advised the bank regarding my parents' contribution when I applied for the home loan, so is it really necessary for this now to hold matters up?
Your solicitor is legally required to check with lender to make sure that they are aware that the balance of the purchase price is not from your own funds. The solicitor can only notify this to your bank if you agree, failing which, your lawyer must cease to continue acting.
We are looking to buy a property and require a conveyancing solicitor in Saltney who is on the Barclays solicitor panel. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Barclays . We don't recommend any particular firms conducting conveyancing in Saltney.
My property lawyer in Saltney has never been on on the Chelsea Building Society Approved Panel. Can I still continue with my family solicitor even though they are not on the Chelsea Building Society list of approved lawyers?
The limited options available to you here include:
- Carry on with your existing Saltney solicitors but Chelsea Building Society will need to instruct a lawyer on their panel. This will result in additional total conveyancing fees and result in frustration.
- Get a new practitioner to to deal with the purchase, remembering to check they are Chelsea Building Society approved.
- Persuade your Chelsea Building Society solicitor to attempt to join the Chelsea Building Society panel
My conveyancer has informed me that missing deeds insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Saltney?
The appropriate level of missing deeds indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Leeds Building Society. Conveyancing lawyers as opposed to members of the public take out such policies.
Can you point me to a directory of Kent Reliance panel conveyancers in Saltney on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association sites. A small selection of banks make their panel listings visible over the internet. Where you are looking for a Saltney conveyancing practitioner on the Kent Reliance please use our facility.
We have a mortgage agreed in principle with Bank of Ireland. Saltney conveyancing lawyers were selected. How long does it take for Bank of Ireland to send the offer to the property lawyer?
There is no definitive answer here. Have Bank of Ireland done the valuation? Have you advised Bank of Ireland as to your lawyers' details and checked that your lawyers are on the Bank of Ireland conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have been sourcing a conveyancing lawyer in Saltney for my house move. Can I see a firm’s record with the profession’s regulator?
You may find presented Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors record, telephone 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA could recorded telephone calls for training purposes.
Can you provide any top tips for leasehold conveyancing in Saltney from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Saltney can be avoided where you instruct lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the buyers’ lawyers. If you are supposed to have a share in the Management Company, you should ensure that you hold the original share certificate. Arranging a replacement share certificate can be a time consuming formality and frustrates many a Saltney home move. Where a new share certificate is needed, you should approach the company director and secretary or managing agents (where relevant) for this sooner rather than later. The majority of freeholders or managing agents in Saltney charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus accelerating the process. 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 Saltney. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved before the property is marketed. The purchasers and their solicitors will be warry about purchasing a flat where there is an ongoing dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the buyers, but it is better to present the dispute as historic as opposed to unresolved.
I am the registered owner of a 2 bed flat in Saltney, conveyancing formalities finalised June 2003. How much will my lease extension cost? Similar flats in Saltney with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2095
You have 74 years left to run we estimate the premium for your lease extension to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.