Recently contacted my conveyancing solicitor in Woodside who completed the legal work 18 months ago asking for a conveyancing estimate based on an identical type of house move (a leasehold residence and a freehold premises) of almost identical values with a loan from Barnsley Building Society. I am now being quoted double. Stick with what I know or do I seek out an alternative property lawyer?
The quote is slightly on the steep side. Where you are willing to expend time comparing prices you may be able to decrease the fees marginally by as much as a hundred pounds. That being said, providing that you were pleased with the service the firm provided you couldcome to rue choosing an a cheaper conveyancer. Don't forget to enquire the conveyancer can act for Barnsley Building Society. Do utilise our search tool to find a Woodside conveyancing firm on the Barnsley Building Society member panel, which can often include conveyancing solicitors in Woodside.
My lawyer has discovered a a problem with the lease for the property we are buying in Woodside. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will pay for it. Our conveyancer says that he must check that the lender is willing to move forward with this solution. Who is the client here, us or the bank?
Notwithstanding that you have a mortgage offer from the lender does not mean to say that the property will meet their requirements for the purposes of a mortgage. Your lawyer has to ensure that the lease has to comply with the UK Finance Lenders’ Handbook specifications. You and the mortgage company are the client. The appropriate lender conditions have to be complied with.
Me and my partner are buying a house in Woodside. It might be a silly question but how we can trust a lawyer? On completion day we will need to deposit funds into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a Woodside property lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I can not work out if my mortgage offer requires a lease extension. I have called into my local Woodside building society branch on a couple of occasions and was reassured it wasn't an issue and they would lend. My Woodside conveyancing solicitor - who is on the bank conveyancing panel- telephoned and was told they will not lend in accordance with their specific requirements. I have no idea who is right.
The conveyancer must follow the Council of Mortgage Lenders’ Handbook Part 2 specifications for your bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
How easy is it to transfer to a new solicitor as I need to select a firm on the Virgin Money conveyancing list. I instructed a high street conveyancing solicitor in Woodside round the corner but the firm is not accepted by Virgin Money
It would be our pleasure to help you select a conveyancing solicitor in Woodside on the Virgin Money panel. Please note that the solicitors that we list do not pay us commission if you instruct them and are under regulation of the Solicitors Regulation Authority who regulate all conveyancing solicitors in Woodside. In utilising the find a conveyancing solicitor tool on this page, you can contrast costs for conveyancing solicitors in Woodside and beyond.
My wife and I may need to let out our Woodside garden flat temporarily due to taking a sabbatical. We used a Woodside conveyancing firm in 2001 but they have closed and we did not think at the time seek any advice as to whether the lease prohibits the subletting of the flat. How do we find out?
Even though your last Woodside conveyancing solicitor is no longer around you can check your lease to see if you are permitted to let out the apartment. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you need to obtain permission from your landlord or some other party in advance of subletting. This means you not allowed to sublet in the absence of prior permission. Such consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
I have had difficulty in trying to purchase the freehold in Woodside. Can this matter be resolved via the Leasehold Valuation Tribunal?
in cases where there is a missing freeholder or if there is dispute about the premium for a lease extension, under the relevant statutes you can apply to the First-tier Tribunal (Property Chamber) to assess the sum to be paid.
An example of a Lease Extension matter before the tribunal for a Woodside property is Ground Floor Flat 14 Lodge Road in October 2013. the tribunal held that the price payable for the acquisition of the extended lease of the property should be £12,590 .00 This case was in relation to 1 flat. The unexpired term was 69.46 years.
What is the reason for my solicitor requiring various items of ID ahead of starting selling or purchasing a property in Woodside?
Woodside conveyancers are required by the Law Society, Solicitors Regulation Authority, HMLR and current AML legislation to certify that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. Furthermore they have to complete various forms, particularly those relating to SDLT and need to have details such as your full names, national insurance number and DOB.