Do the conveyancing solicitors Indexed on your site execute auction conveyancing in Wickford?
We know of a number of niche solicitors we can connect you with those specialising in auction conveyancing. Wickford is one of the many areas of where our lawyers have a presence.
Is it the case that all Wickford solicitor practices on the UBS conveyancing panel are regulated by the SRA?
As a firm of solicitors, in order to be on the UBS conveyancing panel they would need to be governed by the Solicitors Regulatory Authority. The majority of lenders do allow licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
I have paid off my mortgage with UBS. I assume I don't need a Wickford lawyer on the UBS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
I have finally had an offer on a maisonette in Wickford agreed to, the owners do however have a dependent purchase. The owners have placed an offer on a flat, but it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a nearby conveyancing solicitor in Wickford. What should be my next step? When do I get the mortgage application with Leeds Building Society going?
It is normal to have anxieties where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is approx one thousand pounds, then survey, Wickford conveyancing search charges, etc). First, you should ensure that your property lawyer is on the Leeds Building Society approved list. Concerning the next steps this very much dictated by the specifics of your transaction, desire for the property and on the state of the market. In a hot market many home buyers will apply for the mortgage with Leeds Building Society and pay for the valuation and only if it comes back ok would they ask their conveyancing practitioner to proceed with searches.
I'm buying a new build house in Wickford with the aid of help to buy. The builders would not move on the price so I negotiated 6k of extras instead. The house builders rep suggested that I not reveal to my conveyancer about this side-deal as it will adversely affect my mortgage with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold element on a property I have offered on two weeks back in what should have been a quick, chain free conveyancing. Wickford is the location of the property. Is there any guidance you can give?
Flying freeholds in Wickford are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Wickford you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wickford may decide 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 residence.
I own a leasehold house in Wickford. Conveyancing and Accord Mortgages Ltd mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1994. The conveyancing solicitor in Wickford who previously acted has now retired. What should I do?
First contact HMLR to be sure that the individual claiming to own the freehold is in fact the new freeholder. It is not necessary to instruct a Wickford conveyancing firm to do this as it can be done on-line for a few pound. Rest assured 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 am the registered owner of a leasehold flat in Wickford, conveyancing was carried out 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 Wickford with a long lease are worth £186,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2077
With only 52 years left to run we estimate the price of your lease extension to span between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
Why do I have to provide my conveyancer with a list of items of identification ahead of starting selling or buying a property in Wickford?
Wickford property lawyers are duty bound by the Law Society, Solicitors Regulation Authority, the Land Registry and current Money Laundering legislation to record that the have checked the identity of their clients. It will also be a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have information such as your full names, national insurance number and DOB.