We have agreed to purchase a house in Adwick le Street. A rare aspect is that the roof has a solar panel. Yorkshire BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that you are obtaining a mortgage with Yorkshire BS your lawyer must check the formal instructions outlined in Section 2 of UK Finance Lenders’ Handbook for Yorkshire BS. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and property lawyers are required to report to Yorkshire BS where a lease fails to satisfy these requirements. The provisions relate to the installation of panels on properties nationwide and is not limited to Adwick le Street.
I am currently in the process of buying my council flat in Adwick le Street. I have a mortgage agreed with UBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I was told three weeks ago that my mortgage has been agreed to by Virgin Money. Is it usual for Virgin Money to only issue the offer once my solicitor in Adwick le Street is approved on their conveyancing panel? Virgin Money have asked my solicitor to see a copy of their PI Insurance.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Virgin Money to deal with your lawyer's application to be on the Virgin Money conveyancing panel. There's no guarantee that your solicitor will be accepted.
My partner and I are downsizing from our house in Adwick le Street and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Adwick le Street conveyancer would know this is not the case. For the life of me I don't know why the buyers are using an internet conveyancing outfit rather than a conveyancing solicitor in Adwick le Street. Having lived in Adwick le Street for 5 years we know of no issue. Do we get in touch with our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I opted to have a survey carried out on a house in Adwick le Street ahead of appointing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some mortgage companies will refuse to grant a loan on this type of house.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Adwick le Street. Conveyancing may be slightly more expensive based on your lender's requirements.
If all goes to plan we aim to complete our sale of a £175,000 maisonette in Adwick le Street in just under a week. The managing agents has quoted £324 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge an administration fee for a flat conveyance in Adwick le Street?
For the majority of leasehold sales in Adwick le Street conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
Answering conveyancing due diligence questions
Where consent is required before sale in Adwick le Street
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a split level flat in Adwick le Street, conveyancing was carried out 9 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Adwick le Street with a long lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease expires on 21st October 2070
You have 50 years unexpired we estimate the price of your lease extension to be between £31,400 and £36,200 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
Why am I unable to complete my conveyancing in Adwick le Street on Good Friday?
Because on completion the money needs to pass between the banks of the buyer and seller's solicitor and at present this can only happen on a working day. So you can't complete on a weekend either.