Me and my partner are due to complete on the purchase of a house in Warfield but as a result of damage from the recent storms I have managed to agree recompense from the owner in the sum of six thousand pounds in the form of a reduction in the price. This was going to be addressed as part of a side agreement but Leeds Building Society are not allowing this. Should they have been approached?
Any conveyancing practitioner being on the Leeds Building Society conveyancing panel is duty bound to advise Leeds Building Society of any changes to the sale price. If you prohibit your conveyancing practitioner to disclose the reduction to Leeds Building Society then they would have to discontinue acting for you. In addition, Leeds Building Society and you would have to appoint a new conveyancer for your conveyancing in Warfield.
A friend informed me that in buying a property in Warfield there could be various restrictions preventing external alterations to a property. Is this right?
There are a number of properties in Warfield which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Warfield should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Completion of my purchase has taken place for my property in Warfield. Conveyancing was a necessary evil but I would like to complain about the lender. How does one go about formally complaining?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have instructed a Warfield lawyer having checked that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
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 conveyancer 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 Warfield postcode. As you are getting a mortgage with Clydesdale, you could contact them to see if they have a list of approved surveyors in Warfield.
I have todaybeen informed that Stirling Law have been shut down. They carried out my conveyancing in Warfield for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The easiest method to check if the premises is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Warfield conveyancing specialists.
I need to retain a conveyancing solicitor for freehold conveyancing in Warfield. I happened to chance upon a site which seems to have the ideal offering If it is possible to get all this stuff done via phone that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am intending to rent out my leasehold flat in Warfield. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
The lease governs the relationship between the freeholder and you the leaseholder; specifically, it will set out if subletting is prohibited, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Warfield do not contain an absolute prevention of subletting – such a clause would adversely affect the market value the property. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a duplicate of the sublease.
I purchased a 1 bedroom flat in Warfield, conveyancing having been completed half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Warfield with over 90 years remaining are worth £190,000. The ground rent is £45 invoiced annually. The lease runs out on 21st October 2083
With 62 years remaining on your lease we estimate the premium for your lease extension to range between £17,100 and £19,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
My fiance and I are searching for an affordable conveyancing lawyer in Warfield to assist me in selling my place. I really don't want to get ripped off and there's many Warfield conveyancing organisations out there...who's the best?
If you have not used a property lawyer in the past, a personal recommendation through family or friends is a preferable starting point and is often the best gauge of quality. Alternatively, consult the Law Society’s regional record of lawyers in Warfield or make use of our search facility to select a conveyancing solicitor in Warfield.