My lawyer in Warminster has never been on on the Bank of Scotland Approved Panel. Is it possible for me to continue with my prefered solicitor even though they are not on the Bank of Scotland panel of approved conveyancing solicitors?
The limited options open to you here include:
- Complete the purchase with your existing Warminster lawyers but Bank of Scotland will need to use a lawyer on their list of acceptable firms. This will inevitably rack up the overall legal fees as well as cause frustration.
- Find a new solicitor to act in the purchase, remembering to check they are Convince your conveyancer to do everything within their powers to join the Bank of Scotland conveyancing panel
What does a local search tell me about the house I am buying in Warminster?
Warminster conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company for example Searchflow The local search is essential in every Warminster conveyancing purchase; that is if you wish to avoid any unpleasant once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Me and my brother have a terraced Victorian property in Warminster. Conveyancing solicitor represented me and Skipton Building Society. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same address. Is it worth asking Skipton Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for 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 Warminster and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with your conveyancing lawyer who conducted the conveyancing.
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Warminster is where the house is located. Is there any guidance you can give?
Flying freeholds in Warminster are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Warminster you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Warminster may ascertain 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.
Am I better off to choose a Warminster conveyancing solicitor based in the vicinity that I am purchasing? We have a good friend who can perform the legal work however they are based approximately 350miles drive away.
The primary upside of using a high street Warminster conveyancing practice is that you can attend the office to sign documents, deliver your identification documents and apply pressure on them where appropriate. They will also have local insight which is a plus. That being said nothing is more important than finding someone that will do a good and efficient job. If if people you trust used your friend and in the main were impressed that must trump using an unknown Warminster conveyancing lawyer just because they are local.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a reasonable price which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Warminster. Conveyancing advisers have not yet been instructed. Will my lawyers set out the risks of buying a leasehold house in Warminster ?
Most houses in Warminster are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Warminster in which case you should be looking for a Warminster conveyancing solicitor and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out changes to the property. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your lawyer should appraise you on the various issues.
I acquired a split level flat in Warminster, 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? Corresponding properties in Warminster with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2080
With 56 years unexpired we estimate the premium for your lease extension to range between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.