I am hoping to receive a mortgage offer from Halifax. My intention is to retain the legal services of a Licensed Conveyancer in Whitmore. Does the Halifax Solicitor panel allow for conveyancers regulated by the CLC?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Should our solicitor be asking questions concerning flooding as part of the conveyancing in Whitmore.
The risk of flooding is if increasing concern for solicitors dealing with homes in Whitmore. There are those who buy a house in Whitmore, completely expectant that at some time, it may be flooded. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to get a mortgage, suitable building insurance, or sell the premises. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Solicitors are not qualified to impart advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which will give them a better appreciation of the risks in Whitmore. The conventional set of completed inquiry forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a usual question of the seller to determine if the premises has suffered from flooding. If the premises has been flooded in past and is not disclosed by the owner, then a purchaser could issue a legal claim for losses resulting from an incorrect response. The buyer’s solicitors will also commission an enviro search. This should higlight whether there is any known flood risk. If so, additional investigations should be conducted.
About to purchase a new build flat in Whitmore. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Whitmore
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. 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.
I need to retain a conveyancing solicitor for residential conveyancing in Whitmore. I've chance upon a web site which seems to have the ideal answer If there is a chance to get all this stuff completed via email that would be preferable. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
There are only Fifty years unexpired on my flat in Whitmore. I now wish to extend my lease but my landlord is absent. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to prove that you have made all reasonable attempts to track down the landlord. In some cases an enquiry agent would be helpful to carry out a search and to produce a report to be used as evidence that the freeholder can not be located. It is wise to seek advice from a property lawyer both on proving the landlord’s disappearance and the vesting order request to the County Court covering Whitmore.
I inherited a split level flat in Whitmore, conveyancing having been completed half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Whitmore with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2094
With 69 years unexpired the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
I am seeking to purchase a repossessed house in Whitmore and the vendor require completion within a week. Can a conveyancer meet that timeframe? Am I best advised to select a high street Whitmore firm or an online firm that advertises to offer speedy conveyancing?
Visit your Whitmore shopping parade. Go in to 3 solicitor’s offices and request to talk to a conveyancing solicitor for a quote. Set out your requirements and try and obtain a commitment on time frames. Select the firm that seems most trustworthy. Be sure to use a conveyancing practitioner on the panel of conveyancers acceptable to your lender.