How up to date is your database of Carmel solicitors on the UBS conveyancing panel? Do UBS send you an updated list?
Carmel conveyancing firms themselves provide us confirmation that they are on the UBS conveyancing panel as opposed to being supplied with a list from UBS directly.
We are planning to move home in April. Does my conveyancing solicitor communicate with the removal company on the completion day. On a separate note, can you recommend a removal company in Carmel. Conveyancing solicitor was found before I stumbled across your page.
On the day of completion you will need to pick up the house keys from the selling agent but this can only occur when the sellers solicitors advise the agent that they acknowledge receipt of the completion payment and the keys can be handed over. You can tell the removal men that you are ready to move in. We are not in a position to suggest a specific removal organisation but can assist you in locating a conveyancing in Carmel or a firm with expertise in conveyancing in Carmel.
After much negotiation I have agreed a price on a house in Carmel. My mortgage broker pressured me to appoint their lawyer. I paid an on account payment of £225. A couple of days later, the property lawyer called me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Carmel solicitor - who is on the Santander conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Santander will need an independent valuation of the property. Your lawyer will not arrange this. Usually Santander will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Carmel surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
Should my lawyer be raising enquiries concerning flooding as part of the conveyancing in Carmel.
Flooding is a growing risk for solicitors dealing with homes in Carmel. Plenty of people will buy a property in Carmel, completely aware that at some time, it may suffer from flooding. However, aside from the physical damage, if a house is at risk of flooding, it may be difficult to obtain a mortgage, adequate insurance cover, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Solicitors are not qualified to offer advice on flood risk, however there are a various searches that can be undertaken by the buyer or on a buyer’s behalf which will figure out the risks in Carmel. The conventional set of property information forms supplied to a purchaser’s conveyancer (where the Conveyancing Protocol is adopted) includes a usual question of the seller to determine whether the property has suffered from flooding. If flooding has previously occurred and is not notified by the seller, then a purchaser may commence a claim for damages as a result of such an incorrect reply. A buyer’s conveyancers may also order an environmental search. This should indicate if there is any known flood risk. If so, further inquiries should be initiated.
My husband and I are FTB’s - had an offer accepted, yet the estate agent told us that the seller will only go ahead if we instruct their preferred solicitors as they need an ‘expedited deal’. We would rather use a local solicitor used to conveyancing in Carmel
It is unlikely the vendors are driving this. Should the vendor want ‘a quick sale', taking such a hostile approach to a genuine buyer is is going to put the whole deal at risk. Speak to the owners direct and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you wish to move quickly (e)however you intend to instruct your own,trusted Carmel conveyancing firm - not the ones that will provide their negotiator at the agency a referral fee or meet his conveyancing figures set by HQ.
My wife and I purchased a leasehold house in Carmel. Conveyancing and Santander mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Carmel who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to be sure that this person is in fact the registered owner of the freehold reversion. You do not need to incur the fees of a Carmel conveyancing firm to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a 1st floor flat in Carmel, conveyancing was carried out 5 years ago. 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? Comparable properties in Carmel with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2096
With just 71 years unexpired the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.