Completed the sale of my flat in Beccles last August yet the purchaser is e-mailing every few hours to moan that their conveyancer needs to hear from mysolicitor. What should have happened following completion?
After completion of your sale your solicitor is committed to forward the transfer deeds and all additional paperwork to the purchaser's lawyers. Where relevant, your conveyancer must also evidence that the mortgage has been paid off to the buyers lawyers. There are no post completion requirements specific conveyancing in Beccles.
The Beccles conveyancing firm that just started acting on my house acquisition in Beccles have suddenly closed. They were on acting for me because I had to have a firm on the Bank of Ireland conveyancing panel and my family Beccles lawyer was not. I gave my credit card details for them to take £195 for searches. What do I do now?
Assuming that you have an Estate Agent in the equation then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Bank of Ireland conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
My partner and I have arranged a further advance on our mortgage from Skipton as we wish to carry out a loft conversion to our home in Beccles. Are we obliged to appoint a bricks and mortar Beccles solicitor on the Skipton conveyancing panel to deal with the paperwork?
Skipton do not ordinarily appoint a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Skipton conveyancing panel.
I am expecting a DIP from Barclays this week so we know how much we could potentially offer as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Barclays recommend any Beccles solicitors on the Barclays conveyancing panel, or is it better to go independently?
You will need to appoint Beccles solicitors independently although you'll need to choose one on the Barclays conveyancing panel. The solicitor represents both you and Barclays through the process.
The formalities of my remortgage has taken place for my property in Beccles. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I've recently found out that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Beccles is the location of the property. Can you offer any assistance?
Flying freeholds in Beccles are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Beccles you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Beccles may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
Can you provide any advice for leasehold conveyancing in Beccles with the aim of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Beccles can be bypassed where you get in touch lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers. A minority of Beccles leases require Landlord’s consent to the sale and approval of the buyers. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference should make it clear that the buyer is financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their solicitors. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Most leases in Beccles state that internal structural changes or installing wooden flooring calls for a licence from the Landlord acquiescing to such alterations. If you fail to have the approvals to hand you should not contact the landlord without contacting your conveyancer in the first instance. Many freeholders or Management Companies in Beccles charge for providing management packs for a leasehold home. You or your lawyers should enquire as to the actual amount of the charges. The management information sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most usual reason for delay in leasehold conveyancing in Beccles.
I bought a ground floor flat in Beccles, conveyancing was carried out in 1996. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Beccles with a long lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2093
With 74 years left to run the likely cost is going to be between £8,600 and £9,800 as well as legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.