I am expecting a mortgage with Halifax. I hope to retain the legal services of a Licensed Conveyancer in Ware. Does the Halifax Conveyancing panel allow for Licensed Conveyancers?
The Halifax approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My wife and I have lately acquired a house in Ware. We have since encountered a number of problems with the house which we believe were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been ordered for conveyancing in Ware?
It is not clear from the question as what problems have arisen and if they are relate to conveyancing in Ware. Conveyancing searches and investigations undertaken during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller answers a document known as a SPIF. answers is inaccurate, you could possibly take legal action against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Ware.
I was told four weeks ago that my mortgage has been agreed to by Coventry BS. Is it usual for Coventry BS to only issue the offer once my solicitor in Ware is approved on their conveyancing panel? Coventry BS have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Coventry BS to deal with your lawyer's application to be on the Coventry BS conveyancing panel. There's no guarantee that your solicitor will be accepted.
Lloyds have agreed my mortgage in principle, my bid on a apartment in Ware has been agreed to, what are the next steps?
Your property agent will want to know who your solicitors are (make sure the conveyancing practitioners are on the bank’s approved list). Call up Lloyds or the financial adviser and complete any outstanding paperwork. Lloyds will sellect a valuer who will get in contact with the selling agent or vendor to schedule a time for the valuation to take place. Once carried out (assuming no problems) it takes on average ten days to receive the mortgage offer. Lloyds will send the offer to you and your conveyancing practitioners. The legal work will then take it’s course according the nature and complexity of the conveyancing in Ware.
After what seems like an age I have had an offer on an apartment in Ware agreed to, but there is a chain. The sellers have placed an offer on a flat, however it’s not been accepted yet, and are looking at other flats in the pipeline. I have selected a local conveyancing solicitor in Ware. What do I do now? At what point do I apply for the mortgage with Santander?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then survey, Ware conveyancing search fees, etc). First, you must ensure that your solicitor is on the Santander approved list. Regarding the next stages this very much depends on the uniqueness of your case, motivation for the property and on the state of the market. During a hot market the majority of buyers will apply for a home loan with Santander and arrange for the valuation and only if it comes back ok would they pay their conveyancer to press on with searches.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Ware is where the house is located. Can you offer any assistance?
Flying freeholds in Ware are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ware 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 Ware may determine 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 property.
My wife and I purchased a leasehold flat in Ware. Conveyancing and Clydesdale mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1994. The conveyancing practitioner in Ware who previously acted has long since retired. What should I do?
The first thing you should do is contact HMLR to make sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Ware conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a basement flat in Ware, conveyancing formalities finalised March 2012. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Ware with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2093
With 70 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
What happens where there is an issue with one of the searches for our conveyancing in Ware?
Ordinarily, the majority of concerns that arise in Ware conveyancing search responses can be addressed prior to completion or indemnity insurance can be put in place. You need to remember that although you intend on acquiring the property and might be content to live with the search results, your lender may not, and when all said and done have the final decision.