Our lawyer has identified a a problem with the lease for the apartment we are buying in Westhoughton. The other side have suggested defective title insurance as a solution. We are happy with insurance and will cover the costs. Our property lawyer has advised that he must ensure that the lender is happy with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the mortgage company does not mean to say that the property will meet their provisions for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook conditions. You and the mortgage company are the client. The appropriate lender requirements have to be complied with.
I am helping my aunt sell her flat in Westhoughton. Will the conveyancer commission an EPC or it is for me to see to?
Following the abolition of Home Information Packs, EPC’s was maintained a compulsory part of moving house. An EPC must be commissioned in advance of the property being marketed. It is not as aspect of the sale process that conveyancers normally arrange. If you are using a Westhoughton conveyancing lawyer they might be able to arrange energy assessments given their relationships with long established local providers
Is it correct that all Westhoughton CQS (Conveyancing Quality Scheme) solicitors are on the Nottingham conveyancing list of approved solicitors?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitors wishing to remain on their approved list of firms.
The formalities of my remortgage has taken place for my property in Westhoughton. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
About to purchase a new build flat in Westhoughton. 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.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Westhoughton
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Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Forfeiture - bankruptcy or liquidation must not apply under this provision. 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.
How do I use the search facility to choose a conveyancing solicitor in Westhoughton on the approved list for my bank?
First choose a bank such as Barclays , Virgin Money or Barclays Direct then specify your preferred area for example Westhoughton. Conveyancing practices in Westhoughton and beyond should be listed.
My wife and I purchased a leasehold flat in Westhoughton. Conveyancing and The Mortgage Works mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Westhoughton who acted for me is not around. What should I do?
First make enquiries of the Land Registry to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Westhoughton conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a garden flat in Westhoughton, conveyancing was carried out October 1999. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Westhoughton with over 90 years remaining are worth £175,000. The ground rent is £65 yearly. The lease runs out on 21st October 2082
With 58 years remaining on your lease we estimate the price of your lease extension to span between £23,800 and £27,400 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
I was advised by my bank that their panel solicitors operate no completion no fee basis for conveyancing in Westhoughton. I had a purchase fall through yet the solicitors have invoiced for search fees! They are stating that the fees are seperate!
Westhoughton conveyancing search costs are separate expenses not solicitors costs as these are due to a third party.