Forgive me if this question is silly but I am unseasoned as a 1st time buyer of a two bedroom flat in Arnside. Do I collect the keys to the property on completion from my conveyancer? If so, I will find a local conveyancing solicitor in Arnside?
On the day of completion you do not need to go to the conveyancers office in Arnside. Your solicitors will transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be called to receive the keys from the selling Agents and move into your new home. This tends to happen early afternoon.
We are getting a further advance on our home loan from Co-operative as we want to conduct improvements to our home in Arnside. Are we obliged to select a local Arnside solicitor on the Co-operative conveyancing panel to handle the paperwork?
Co-operative don't usually instruct a member of their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Arnside conveyancer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I have justbeen informed that Arc property Solicitors have closed. They carried out my conveyancing in Arnside for a purchase of a leasehold flat 18 months ago. How can I be sure that my home is not still registered in the name of the former proprietor?
The easiest method to see if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Arnside conveyancing specialists.
Should I use a Arnside conveyancing lawyer based in the vicinity that I am buying? An old friend can conduct the legal formalities however they are based 400miles drive away.
The primary upside of using a high street Arnside conveyancing practice is that you can drop in to sign documents, present your identification documents and pester them if necessary. They will also have local insight which is a bonus. That being said nothing is more important than finding someone that will do a good and efficient job. If you know people who instructed your friend and the majority were content that should surpass using an unknown Arnside conveyancing lawyer solely due to them being round the corner.
What advice can you give us when it comes to finding a Arnside conveyancing firm to deal with our lease extension?
If you are instructing a conveyancer for your lease extension (regardless if they are a Arnside conveyancing firm) it is essential that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Arnside conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
How familiar is the firm with lease extension legislation? If the firm is not ALEP accredited then why not?
Leasehold Conveyancing in Arnside - Sample of Queries before Purchasing
For most Arnside leaseholds the cost for major works are not built into the service charges, although a few managing agents in Arnside obliged tenants to pay into a sinking fund and this is used to offset against larger repairs or maintenance. You should want to find out as much as possible regarding the company managing the building as they will impact your use and enjoyment of the property. As the proprietor of a leasehold property you are often in the clutches of the managing agents both financially and when it comes to day to day issues such as the upkeep of the communal areas. You should not be afraid to ask other tenants if they are happy with them. Finally, find out the dates that the service charges are due to the appropriate party and precisely what you get for your money. What is the name of the managing agents?
Our solicitor in Arnside has discovered a defect with the lease for the apartment we are buying in Arnside. The other side have offered defective title insurance as a workaround. We are happy with insurance and will cover the costs. Our lawyer says that as he is on the lender conveyancing panel he must ensure that the lender is happy with this solution. Who is the client here, us or the mortgage company?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the mortgage company are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the lender can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.