My wife and I are purchasing a property in Stocksbridge. I might seem paranoid but how we can trust a lawyer? On the day of competition we have to deposit our life savings 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.
If you had a top tip for choosing a conveyancing solicitor in Stocksbridge what would it be?
It would be unwise to be tempted by the cheapest Stocksbridge conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Stocksbridge conveyancer on the Nationwide panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
My wife and I are close to exchanging contracts on the sale of our house in Stocksbridge and according to the buyers it appears that there is a risk of it being constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers used an online conveyancing firm rather than a conveyancing solicitor in Stocksbridge. Having lived in Stocksbridge for many years we know of no issue. Do we get in touch with our local Authority to seek confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Have purchased a a terraced house in Stocksbridge , What is the estimated time for the Land Registry to record my title? My Stocksbridge conveyancing solicitor has been very slow, so I want to be sure the land registry aspects are dealt with.
There is nothing unique when it comes to conveyancing in Stocksbridge registration formalities. As opposed to being determined by geographic area, timescales can adjust subject to who lodges the application, whether there are errors and if the Land registry need to notify any third persons or bodies. Currently approximately three quarters of such applications are fully dealt with within 12 days but occasionally there can be longer hold-ups. Historically registration takes place after the purchaser has moved in to the property so an expedited registration is not usually top priority yet where there is a degree of urgency associated with the registration then you or your conveyancer must speak with the land registry and explain the circumstances.
I've recently found out that there is a flying freehold issue on a house I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Stocksbridge is the location of the property. Can you offer any advice?
Flying freeholds in Stocksbridge are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Stocksbridge you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Stocksbridge may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My wife and I may need to let out our Stocksbridge 1st floor flat temporarily due to a new job. We used a Stocksbridge conveyancing firm in 2004 but they have since shut and we did not have the foresight to seek any advice as to whether the lease permits subletting. How do we find out?
A lease governs the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Stocksbridge do not contain strict prohibition on subletting – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I purchased a leasehold flat in Stocksbridge, conveyancing was carried out 5 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Stocksbridge with an extended lease are worth £181,000. The ground rent is £55 levied per year. The lease finishes on 21st October 2076
With 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
We are about to purchasing a home in Stocksbridge. Conveyancing is not complete but we wish to keep our purchase price private from the likes of Zoopla. Is this possible and how?
HMLR are legally bound to reveal price paid data on the official title for domestic properties countrywide which includes homes in Stocksbridge. The register of title is a public document, so the Land Registry would be breaking the law if they failed to permit access to the register.
You can ask the Land Registry to withhold the amount paid entry however the response will be a No.