Is there a search tool that I can use to discover of the solicitor conducting my conveyancing in Thornhill is on the lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Accord Mortgages Ltd thus spending £187.00 plus VAT in further conveyancing charges.
Feel free to take advantage of the search tool on this web page. Please choose the mortgage company and type ‘Thornhill’ or your preferred area and you will be presented with a number of lawyer offices in Thornhill or near you.
My wife and I are in the throws of viewing flats in Thornhill and I am about to put in an offer. Is it too early to have a solicitor in place? I am planning to take a home loan with UBS.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the EA. As you are seeking a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I can not fathom if my lender requires a lease extension. I have called into my local Thornhill bank branch on various occasions and was told they are content with the situation and they will lend. My Thornhill conveyancing solicitor - who is on the lender conveyancing panel- called and was told they refuse to lend in accordance with their published requirements. Who do I believe?
As long as the lawyer is on the bank approved list, she or he must follow the CML Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Thornhill solicitor - who is on the UBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Thornhill surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Thornhill?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Thornhill. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
As co-executor for the estate of my father I am disposing of a house in Neath but live in Thornhill. My conveyancer (based 260 miles from meneeds me to execute a statutory declaration before the transaction finalising. Could you suggest a conveyancing practitioner in Thornhill to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will do regardless of whether they are Thornhill based
Having had my offer accepted I require leasehold conveyancing in Thornhill. Before I get started I would like to find out the number of years remaining on the lease.
If the lease is recorded at the land registry - and 99.9% are in Thornhill - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a basement flat in Thornhill, conveyancing was carried out half a dozen 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? Corresponding properties in Thornhill with an extended lease are worth £191,000. The ground rent is £55 charged once a year. The lease runs out on 21st October 2080
With just 54 years left to run the likely cost is going to range between £32,300 and £37,400 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
What can I do to determine who owns a house in Thornhill?
On the basis that the premises is recorded at the Land Registry, and you have sufficient information of the location of the premises, you should be able to see results from the HM Land Registry of the registered owner for a fee.