My partner and I are looking to buy a house in Whimple and are in fact using a Whimple conveyancing practice. Within the last couple of days our property lawyer has sent a preliminary report and documents to look through in anticipation of exchanging contracts shortly. Virgin Money have this afternoon contacted us to advise us that there is now an issue as our Whimple conveyancer is not on their conveyancing panel. Is this a problem?
If you are buying a property requiring a mortgage it is standard for the purchasers' lawyers to also act for the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Accreditation Scheme. Your property lawyer should contact your mortgage company and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on the bank's conveyancing panel and you may continue to use your own Whimple solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.
I am about to put a bid on a leasehold property in Whimple. The estate agents advise that it is standard for flats in Whimple to have less than 75 years unexpired on the lease. I am obtaining a loan with Tesco Bank. Will the property be mortgageable given that the lease has 70 years unexpired.
Most leasehold conveyancing experts should be able to deal with a lease extension. if you are securing a mortgage then your lender may insist that the lease be extended before competition. Tesco Bank have specific requirements as set out in the UK Finance Lenders’ Handbook in relation to minimum unexpired lease terms. As of 18/9/2020 the requirements read as follows :
I am close to exchanging contracts on the sale of our home in Whimple and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. Any high street Whimple lawyer would know this is not the case. For the life of me I don't know why the buyers used a nationwide conveyancing practice as opposed to a conveyancing solicitor in Whimple. We have lived in Whimple for three years we know of no issue. Is it a good idea to get in touch with our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
The estate agent has sent us the confirmation of our purchase of a new build apartment in Whimple. Conveyancing is a frightening process 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 are examples of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Whimple
Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
Hoping to buy a property located in Whimple and I am already nervous. I couldn't find anything specific about Whimple. Conveyancing will be needed in due course but do you know about the Whimple area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Whimple. In the meantime here are some basic statistics that we found
My fiance and I may need to sub-let our Whimple garden flat temporarily due to taking a sabbatical. We instructed a Whimple conveyancing practice in 2001 but they have closed and we did not think at the time get any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Whimple conveyancing solicitor is no longer available you can review your lease to see if it allows you to sublet the premises. The rule is that if the deeds are non-specific, subletting is allowed. There may be a precondition that you must seek permission from your landlord or some other party before subletting. This means that you cannot sublet without first obtaining permission. Such consent is not allowed to be unreasonably refused ore delayed. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I own a garden flat in Whimple, conveyancing formalities finalised in 2009. Can you work out an approximate cost of a lease extension? Similar flats in Whimple with a long lease are worth £170,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2099
With 79 years unexpired the likely cost is going to range between £7,600 and £8,800 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.