My wife and I have arranged the release of further funds on our mortgage from Bank of Ireland as we want to carry out improvements to our home in Baschurch. Are we obliged to select a local Baschurch solicitor on the Bank of Ireland conveyancing panel to deal with the paperwork?
Bank of Ireland do not ordinarily appoint 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 Bank of Ireland conveyancing panel.
I had a mortgage agreed in principle with Virgin Money. Baschurch conveyancing solicitors are chosen. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
There is no definitive answer here. Have Virgin Money done the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I am due to exchange contracts on my house. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being difficult. The Baschurch solicitor who is on the UBS conveyancing panel is recommending indemnity insurance as a solution but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
What does a local search inform me concerning the house we're purchasing in Baschurch?
Baschurch conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Onsearch The local search is essential in every Baschurch conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your property. The search should reveal information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who conducted the conveyancing in Baschurch 10 years ago are no longer around. Will I be able to sell the house?
You no longer need to have the physical deeds to prove you own the land or premises, given that the Land Registry have everything they need in a digital format.
Last August I purchased a leasehold property in Baschurch. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner 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 ensure 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).
I own a ground floor flat in Baschurch, conveyancing formalities finalised in 2004. Can you work out an approximate cost of a lease extension? Equivalent properties in Baschurch with over 90 years remaining are worth £170,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease finishes on 21st October 2097
You have 78 years unexpired the likely cost is going to range between £7,600 and £8,800 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
I was informed by my lender that their panel lawyers operate no completion no charge basis for conveyancing in Baschurch. My purchase fell through nevertheless the lawyers have requested search fees! They are claiming that the fees are seperate!
By offering "no completion no fee" Baschurch conveyancing lawyers are waiving their charges for any work conducted. We must stress this is NOT an insurance scheme. you will still be expected to pay for any charges that your solicitor has incurred for you for example Baschurch local authority searches