My apartment in Ware is up for sale and I have a buyer. Will the property lawyer need to be required to be on the Virgin Money conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the Virgin Money conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently in recent years.
There are plenty of conveyancing solicitors in Ware but how do I know who's good?
Do not opt for the cheapest Ware conveyancing fees. 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 know exactly what you’ll have to pay in ahead of the deal.
After weeks of negotiation I have agreed a price on an apartment in Ware. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. Shortly after, the lawyer called me sheepishly admitting that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a house in Ware. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Principality conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Ware lawyer is on the Principality conveyancing panel.
I am selling our house in Ware and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know this is not the case. It does beg the question why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Ware. Having lived in Ware for many years we know of no issue. Should we get in touch with our local Authority to get clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer already. Are they able to advise? You must check with 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 health insurance to cover that same ailment)
I own a renovated Georgian house in Ware. Conveyancing lawyer acted for me and Coventry Building Society. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching address. Is it worth asking Coventry Building Society to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be 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 Ware and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with your conveyancing practitioner who completed the work.
Are there any apps to assist me to locate a Ware law firm on the Accord Mortgages Ltd conveyancing panel? I am a keen cyclist and am happy to travel upto 25kilometers to meet the lawyer.
You can use the facility on this page. Please select a lender and your location and you will see a number of Ware conveyancing lawyers located nearest you. We have listed some Ware conveyancing firms at the bottom of this page and you can ring them to check whether they are on the Accord Mortgages Ltd member panel
Expecting to sign contracts shortly on a ground floor flat in Ware. Conveyancing solicitors assured me that they report fully tomorrow. What should I be looking out for?
Your report on title for your leasehold conveyancing in Ware should include some of the following:
You should be informed what is to be regarded as a Nuisance as far as the lease is concerned It needs to be made clear to you if the lease permits you to alter or improve anything in the premises- you must be made aware as to whether it relates to all alterations or limited to structural alteration, and whether licences for alterations is required Where does the liability rest to repair and maintain the main walls and foundations. It is essential for you to know which party is liable for the repair and maintenance of every part of the building Information as to the provision in the lease to pay service charges - in relation to the building, and the wider rights a lessee has The physical extent of the demise. This will be the flat itself but could also include a roof space or basement if applicable.
Ware Conveyancing for Leasehold Flats - Sample of Questions you should ask Prior to buying
In the main the cost for major works tend not to be included within maintenance charges, although there some managing agents in Ware require tenants to pay into a reserve fund and this is used to offset against larger repairs or maintenance. You should be aware that where the lease has fewer than eighty years it will impact the marketability of the property. Check with your bank that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension at some point and you need to have some idea of what this will be. Remember, in most cases you would be required to have been the owner of the property for two years before you are eligible to extend the lease. It is important to be aware whether a new roof is being put on or some other major work is due shortly to be shared by the leasehold owners and could well dramatically impact the level of the maintenance costs or require a specific invoice.