My wife and I are getting closer to an exchange on a flat in Umberleigh and my parents have sent the exchange deposit to my conveyancing practitioner. I am now informed that as the deposit has not arrived from me my conveyancer needs to disclose this to my mortgage company. I am advised that, in also acting for the bank he must inform them that the balance of the purchase price is not just from me. I advised the lender regarding my parents' contribution when I applied for the home loan, so is it really appropriate for this now to be an issue?
Your solicitor is obliged to clarify with the bank to ensure that they know that the balance of the purchase price is not from your own funds. The solicitor can only reveal this to your bank if you permit them to, failing which, your lawyer must cease to continue acting.
My Conveyancer in Umberleigh is not on the Chelsea Building Society Conveyancing Panel. Is it possible for me to retain my prefered solicitor even though they are excluded from the Chelsea Building Society panel?
Your options are as follows:
- Carry on with your existing Umberleigh solicitors but Chelsea Building Society will need to retain a conveyancer on their list of acceptable firms. This will result in additional total conveyancing fees and result in frustration.
- Get a new lawyer to to deal with the conveyancing, remembering to check they are Chelsea Building Society approved.
- Try to convince your Chelsea Building Society based solicitor to try to join the Chelsea Building Society panel
4 months have gone by following my purchase conveyancing in Umberleigh concluded. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
In what way does the Landlord & Tenant Act 1954 affect my business property in Umberleigh and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business tenants, giving them the legal entitlement to make a request to court for a renewal lease and continue in occupation at the end of the lease term. There are certain specified grounds where a landlord can refuse a lease renewal and the rules are involved. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and assist with commercial conveyancing in Umberleigh
Last March I purchased a leasehold property in Umberleigh. Do I have any liability for service charges relating to a period prior to completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I invested in buying a split level flat in Umberleigh, conveyancing formalities finalised in 2005. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Umberleigh with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease terminates on 21st October 2077
With just 52 years unexpired the likely cost is going to span between £29,500 and £34,000 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
My wife and I are acquiring a studio flat in Umberleigh. At the time of instructing our conveyancing practitioner, they assured us that they were on all major UK lender panels. The financial adviser called yesterday to say that they don't appear to be on the Kent Reliance approved list. Were it to be true, what should we do? Do we just pick a new property lawyer that is on their approved list or do we pay for separate representation, with Kent Reliance appointing their own approved solicitor.
When purchasing a property with mortgage finance it is usual for the purchaser’s lawyers to also represent the mortgage company. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the property lawyer to the lender to become a member of the lender's panel and there are increasingly strict conditions which the property lawyer has to fulfill. Some banks now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should call Kent Reliance and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Kent Reliance's conveyancing panel and you may continue to use your own Umberleigh solicitors, in which case it will likely add costs, and it will likely delay the transaction as you are adding another lawyer into the mix.