Is the fact that my conveyancer in Wilton is not on my lender's solicitor panel that there is a problem with the quality of his work?
It would be unwise to jump to that conclusion. There are plenty of reasonable explanations. Just recently a report by the solicitors regulator revealed that over three quarters of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Should you be concerned you should simply call the Wilton conveyancing practice and enquire why they are no longer on the approved list for your lender.
I acquired my home on 8 August and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Wilton advises it will be dealt with in less than a month. Are properties in Wilton uniquely lengthy to register?
There is nothing unique when it comes to conveyancing in Wilton registration formalities. Rather than based on location, timescales can adjust according to the party submitting the application, whether there are errors and whether the Land registry need to notify any third parties. As of today in the region of 80% of such applications are fully addressed within 12 days but occasionally there can be longer hold-ups. Historically registration takes place after the buyer has moved in to the premises so an expedited registration is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your lawyers must contact the land registry and explain the circumstances.
I am buying a new build apartment in Wilton. Conveyancing is necessary evil 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 conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wilton
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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. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
I opted to have a survey completed on a house in Wilton in advance of appointing lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some mortgage companies will refuse to issue a mortgage on this type of premises.
It depends who your proposed lender is. Santander has different instructions for example to Birmingham Midshires. If you call us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Wilton. Conveyancing will be smoother if you use a solicitor in Wilton especially if they are familiar with such properties in Wilton.
Is it possible to transfer to a new conveyancer as I have to retain one who is on the Barclays conveyancing panel. I hired a high street conveyancing solicitor in Wilton round the corner but he is not accepted by Barclays
It would be our pleasure to help you select a conveyancing solicitor in Wilton on the Barclays panel. Please note that the law firms that we work with do not pay us a referral fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Wilton. In making use of search facility on this site, you can compare and instruct different solicitors and conveyancers both nationally and in Wilton.
I've recently bought a leasehold flat in Wilton. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Leasehold Conveyancing in Wilton - Examples of Questions you should consider before Purchasing
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Please note if it is less than eighty years it will have adverse implications on the marketability of the property. Check with your bank that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably need a lease extension at some point and you need to have some idea of what this will be. For most Wiltonlease extensions you would need to own the premises for 24 months before you are entitled to extend the lease. Who are the managing agents? Best to be warned if changing the roof or some other significant cost is anticipated that will be shared by the leasehold owners and could well dramatically impact the level of the maintenance charges or necessitate a specific payment.