I was told recently by my broker that my Standish solicitor is not on the lender Conveyancing panel. What can I do to be sure if this is correct?
Your first step should be to contact your Standish conveyancer. It is reasonable to expect your lawyer to advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
Are the Standish conveyancing solicitors identified as being on the Co-operative conveyancing panel, together with their details provided by Co-operative?
Standish conveyancing firms themselves provide us confirmation that they are on the Co-operative conveyancing panel as opposed to being supplied with a list from Co-operative directly.
This question may be naive but I am new to the home buying as a first time purchaser of a garden flat in Standish. Do I pick up the keys to the property on completion from my solicitor? If so, I will appoint a High Street conveyancing solicitor in Standish?
On the day of completion you do not need to go to the conveyancers office in Standish. Conveyancing lawyers for you will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you should be able to pick up the keys from the Estate Agents and move into your new home. This tends to happen early afternoon.
We are getting a further advance on our home loan from Virgin Money as we wish to carry out a loft conversion to our house in Standish. Are we obliged to choose a high street Standish solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money do not ordinarily instruct firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money panel.
I am currently in the process of buying my council flat in Standish. I have a mortgage offer with Coventry BS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
How does conveyancing in Standish differ for newly converted properties?
Most buyers of new build or newly converted property in Standish contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Standish tend to buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Standish or who has acted in the same development.
What are your top tips when it comes to choosing a Standish conveyancing practice to deal with our lease extension?
If you are instructing a property lawyer for your lease extension (regardless if they are a Standish conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We suggest that you make enquires with two or three firms including non Standish conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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How experienced is the firm with lease extension legislation? How many lease extensions have they carried out in Standish in the last year?
I bought a leasehold flat in Standish, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Standish with a long lease are worth £179,000. The ground rent is £65 invoiced annually. The lease expires on 21st October 2082
With only 57 years unexpired the likely cost is going to range between £26,600 and £30,800 plus 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 detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
How does one as executor remove a deceased person's details from the title deeds for a property in Standish?
If a Standish property is co-owned and one of the proprietors passes away, the name will not immediately be removed from the Land Registry title. It is not necessary to remove their name as when it comes to a disposal your lawyer would simply be required to supply proof as to the reason the joint owner is not a party to the conveyance, typically this takes the form of a grant of probate.
With the aim of making things more straight forward in the future you may apply to have the deceased party erased from the title entries by applying to HM Land Registry with evidence of the death. There is no charge from the Registry for this service.