Can you clarify what the consequences are if my solicitor is suspended from the Santander Solicitor panel ahead of completing my conveyancing in Walkington?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
We have a mortgage agreed in principle with Lloyds. Walkington conveyancing solicitors were selected. What is the average time that one could expect to receive a mortgage offer from Lloyds?
Some lenders take longer than others. Have Lloyds done the valuation? Have you advised Lloyds as to your lawyers' details and checked that your lawyers are on the Lloyds conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
It is unclear whether my mortgage offer requires a lease extension. I have called my Walkington building society branch on various occasions and was told they are content with the situation and they will lend. My Walkington conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they would not lend in accordance with their specific requirements. I simply don't know who is right.
As long as the conveyancer is on the bank approved list, they must comply with the CML Handbook requirements for the lender. 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.
I've digested plenty of house buying guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Walkington solicitor - who is on the Clydesdale conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Walkington postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Walkington.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Walkington is where the house is located. What do you suggest?
Flying freeholds in Walkington are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Walkington you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Walkington may decide 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.
We are one month into a leasehold purchase having been recommend to conveyancers by the estate agent to do our conveyancing in Walkington. I am am starting to be dissatisfied with the quality of service. Could you help me find new lawyers?
A conveyancer would need to be really poor in order to consider changing them. Has the mortgage offer been sent? If so you must advise them of the new contact details and ensure the loan are issued to the new lawyers. Your new solicitor ideally should be on the mortgage company panel to avoid escalating fees and complications. That should be your first question of the new conveyancers. The find a solicitor tool can help you find a lender approved conveyancer for your conveyancing in Walkington
I am in need of some leasehold conveyancing in Walkington. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Walkington - then the leasehold title will always include the basic details 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 invested in buying a 1 bedroom flat in Walkington, conveyancing having been completed 6 years ago. How much will my lease extension cost? Corresponding flats in Walkington with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 levied per year. The lease finishes on 21st October 2077
With only 52 years left to run the likely cost is going to span between £29,500 and £34,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
My boyfriend is purchasing a leasehold flat in Walkington. He was given a quote by the lawyer recommended by the estate agents and it came to £1245 . It was ten years ago I sold and bought a property and it cost was £440. Have charges really increased to that extent?
You should e-mail two or three local Walkington conveyancing solicitors requesting estimates. It is advisable to base your selection not just on cost, but on promptness and on how comprehensive the reply was.