We are planning to purchase a 1 bedroom apartment in Wargrave with a mortgage. We like our Wargrave conveyancer, but the mortgage company advise he's not on their "panel". We have to appoint one of the mortgage company panel conveyancing practices or continue with our Wargrave solicitor and pay for one of their panel lawyers to represent them. We regard this is inequitable; is there anything we can do?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Wargrave conveyancing solicitor to apply to be on the conveyancing panel.
Are the Wargrave conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Wargrave conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
4 months have gone by since my purchase conveyancing in Wargrave took place. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £215,000. 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 residence 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.
About to purchase a new build flat in Wargrave. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Here is a sample of a selection of leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wargrave
Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
Can you offer any advice when it comes to appointing a Wargrave conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Wargrave conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of work. We recommend that you speak with several firms including non Wargrave conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be useful:
What volume of lease extensions have they conducted in Wargrave in the last twenty four months? If the firm is not ALEP accredited then why not?
Wargrave Conveyancing for Leasehold Flats - A selection of Queries Prior to buying
For many Wargrave leaseholds the outlay for major works tend not to be wrapped into the service charges, albeit that a few managing agents in Wargrave ask tenants to pay into a reserve fund and this is used to offset against major repairs or maintenance. How is the lease structured? It is important to be aware if redecorating or some other major work is coming up that will be shared amongst the leasehold owners and could well dramatically increase the the service costs or necessitate a specific invoice.
We are about to acquiring a flat in Wargrave. Can our conveyancing practitioner have our transaction price confidential from the likes of Zoopla. Is this achievable and how?
The Land Registry by statute are obliged to note price paid information on a register of the title for domestic properties nationwide which includes homes in Wargrave. The Title Register is a public document, so HMLR would be breaking the law excluded specific homes such as the property in Wargrave.
In essence you can make a request of the Land Registry to hide the price paid entry but the response would be a No.