We're in Standish, First timers buying with a mortgage (lender is Lloyds , and our solicitor is on the Lloyds conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Lloyds conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
My wife and I are purchasing a house in Standish. I might seem paranoid but how we can trust a lawyer? At some point we have to put money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My wife and I have organised a further advance on our mortgage from Nationwide as we intend to carry out improvements to our house in Standish. Do we need to choose a nearby Standish solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide don't usually appoint 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 Nationwide panel.
I am due to exchange contracts on my house. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being difficult. The Standish solicitor who is on the TSB conveyancing panel is recommending indemnity insurance as a solution but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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.
Just bought a semi-detached house in Standish , What is the estimated time for the Land Registry to record my ownership? My Standish conveyancing solicitor has been painfully slow, so I want to check the land registry aspects are addressed.
As far as conveyancing in Standish registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timescales can vary according to the party submitting the application, whether there are errors and if the Land registry must send notices to any third parties. Currently in the region of 80% of submission are fully dealt with within two weeks but occasionally there can be longer hold-ups. Historically registration is effected once the buyer is living at the property thus 'speed' is not always an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
I'm buying a new build house in Standish with a mortgage from Clydesdale. The builders refused to reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent advised me not reveal to my solicitor about the extras as it may put at risk my loan with the lender. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Am I better off to appoint a Standish conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can conduct the legal work but they are based 200miles away.
The primary upside of using a high street Standish conveyancing practice is that you can drop in to execute paperwork, deliver your ID and apply pressure on them if necessary. They will also have local intelligence which is a bonus. That being said it's more important to get someone that will pull out all the stops for you. If if people you trust instructed your friend and on the whole were content that should trump using an unfamiliar Standish conveyancing solicitor solely due to them being based in the area.
I own a leasehold flat in Standish. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Standish who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of HMLR to make sure that this person is in fact the registered owner of the freehold reversion. You do not need to instruct a Standish conveyancing solicitor to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a basement flat in Standish, conveyancing having been completed in 1998. Can you work out an approximate cost of a lease extension? Corresponding flats in Standish with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease finishes on 21st October 2088
With just 67 years remaining on your lease we estimate the premium for your lease extension to range between £10,500 and £12,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.