My property lawyer in Whitehaven has never been on on the National Westminster Bank Approved Panel. Can I still continue with my family solicitor even though they are excluded from the National Westminster Bank panel?
Your options are as follows:
- Complete the purchase with your existing Whitehaven solicitors but National Westminster Bank will need to instruct a lawyer on their panel. This will result in additional total legal charges as well as result in delays.
- Get an alternative practitioner to to deal with the conveyancing, remembering to check they are on the National Westminster Bank panel
My uncle advised me that in buying a property in Whitehaven there may be various restrictions limiting what one can do in terms of external changes to the property. Is this right?
There are a number of properties in Whitehaven which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Whitehaven should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Are all Whitehaven Conveyancing Quality Solicitors on the Santander conveyancing list of approved practices?
A selection of banks and building societies now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to remain on their approved list of firms.
After weeks of negotiation I have agreed a price on an apartment in Whitehaven. My financial adviser recommended their conveyancers. I paid an upfront payment of £150. A couple of days later, the conveyancing practitioner called me sheepishly admitting that they were not on the Nottingham conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Nottingham panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require quick conveyancing in Whitehaven as I am under a deadline to exchange contracts within one month. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a cash buyer you are at liberty not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Whitehaven the following are instances of what can arise and adversely impact future saleability: Refused Planning Applications, Outstanding Charges, Outstanding Grants, Railway Schemes,...
I am looking for a leasehold apartment up to £195,000 and found one near me in Whitehaven I like with open areas and station nearby, the downside is that it only has 51 years on the lease. There is not much else in Whitehaven for this price, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you may request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor about this matter.
We're FTB’s - had an offer accepted, but the property agent informed us that the vendor will only go ahead if we instruct their preferred solicitors as they need a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Whitehaven
It is unlikely the owners are driving this. If they want ‘a quick sale', alienating a genuine purchaser is going to damage their objectives. Try to communicate with the vendors directly and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you are chain free (d) you intend to proceed fast (e)however you intend to use your own,trusted Whitehaven conveyancing solicitors - as opposed tothose that will provide the negotiator at the agency a introducer fee or hit his conveyancing figures pre-set by head office.
Do you have any advice for leasehold conveyancing in Whitehaven with the purpose of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Whitehaven can be bypassed where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold information needed by the buyers’ solicitors. You may think that you are aware of the number of years left on your lease but it would be wise to double-check via your lawyers. A buyer’s lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is below 75 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale. Many landlords or Management Companies in Whitehaven levy fees for supplying management packs for a leasehold property. You or your lawyers should enquire as to the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Whitehaven. If there is a history of any disputes with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose details of the dispute to the purchasers, but it is better to present the dispute as over rather than unresolved. Some Whitehaven leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference should make it clear that the buyer is able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.
Whitehaven Leasehold Conveyancing - Sample of Queries before buying
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How much is the ground rent and service charge? Does this lease have more than 85 years left? On the whole the outlay for major works tend not to be wrapped into the maintenance charges, albeit that some managing agents in Whitehaven require leaseholders to contribute towards a reserve fund created for the specific purpose of building a fund for larger repairs or maintenance.