Just been in touch with my conveyancing lawyer in Stanwick who conducted the legals 18 months ago and wanted a conveyancing estimate based on the same type of house move (a leasehold residence and a freehold property) of similar values with a mortgage from Bank of Ireland. I am now being charged twice the amount. Am I right to be tempted to shop around for a cheaper online firm of conveyancing solicitor?
The estimate fees are a tad high. If you are happy to spend time contrasting prices you could get the conveyancing a bit cheaper by say a hundred pounds. On the other hand, assuming were satisfied with the conveyancing the firm offered you maycome to regret opting for an an unknown lawyer. Don't forget to check that the firm can represent Bank of Ireland. You can utilise our search tool to get a quote a Stanwick conveyancing firm on the Bank of Ireland approved list of lawyers, which can often include conveyancing solicitors in Stanwick.
We are getting a further advance on our mortgage from Nationwide as we intend to carry out improvements to our home in Stanwick. Are we obliged to appoint a local Stanwick solicitor on the Nationwide conveyancing panel to handle the legals?
Nationwide would not normally require a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Nationwide list.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Stanwick conveyancer on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Stanwick. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Do commercial conveyancing searches reveal impending roadworks that could impact a commercial site in Stanwick?
Its becoming the norm that commercial conveyancing solicitors in Stanwick will conduct a SiteSolutions Highways report as it reduces the time that conveyancers spend in looking into accurate data on highways that impact buildings and development assets in Stanwick. The report sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Stanwick.
For every commercial conveyancing transaction in Stanwick it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately could result in delays to Stanwick commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Stanwick.
Me and my brother own a 4 bedroom Georgian house in Stanwick. Conveyancing practitioner acted for me and TSB. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Stanwick and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the position with the conveyancing lawyer who conducted the purchase.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one near me in Stanwick I like with amenity areas and railway links nearby, however it only has 49 years on the lease. I can't really find anything else in Stanwick suitable, so just wondered if I would be making a grave error purchasing a short lease?
If you require a home loan the remaining unexpired lease term will be a potential deal breaker. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for at least twenty four months you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
Do you have any advice for leasehold conveyancing in Stanwick from the point of view of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Stanwick can be reduced where you instruct lawyers as soon as your agents start marketing the property and request that they start to collate the leasehold information which will be required by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Stanwick state that internal structural changes or addition of wooden flooring require a licence from the Landlord acquiescing to such works. Where you dont have the consents in place you should not communicate with the landlord without checking with your solicitor in advance. A minority of Stanwick leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you hold a share in a the Management Company, you should ensure that you have the original share document. Arranging a re-issued share certificate can be a lengthy process and frustrates many a Stanwick conveyancing transaction. Where a reissued share is necessary, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.
Leasehold Conveyancing in Stanwick - Sample of Queries before Purchasing
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The best form of lease arrangement is where the freehold title is owned by the leaseholders. In this arrangement the tenants have control and notwithstanding that a managing agent is usually employed where the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. The answer will be useful as a) areas may result in problems in the block as the common areas may begin to deteriorate if repairs remain unpaid b) if the leaseholders have a dispute with the managing agents you will need to have complete disclosure Many Stanwick leasehold apartments will be liable to pay a service charge for maintenance of the building levied on behalf of the management company. Where you buy the flat you will have to meet this contribution, usually in instalments accross the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all probability there will be a ground rent to be met annual, ordinarily this is not a large amount, say about £25-£75 but you should to check as occasionally it could be prohibitively expensive.