My conveyancer has uncovered a a problem with the lease for the property we are purchasing in Charmouth. The seller’s lawyers have put forward title insurance as a workaround. We are content with insurance and will cover the costs. Our property lawyer says that he must check 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 risk of a conflict of interest, you and the lender are the client. Your conveyancer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company 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 conveyancer will have no choice but to discontinue acting for you.
Forgive me if this question is silly but I am wet behind the ears as a first time purchaser of a ground floor flat in Charmouth. Do I collect the keys to the house on completion from my solicitor? If this is the case, I will use a local conveyancing solicitor in Charmouth?
On the day of completion you do not need to go to the conveyancers office in Charmouth. Your solicitors will arrange to send the completion advance to the seller's conveyancers, and once they have received this, you should be called to receive the keys from the property Agents and move into your new home. This tends to happen early afternoon.
Is there a list of Nottingham panel conveyancers in Charmouth on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such tool on the CML or Building Society Association websites. Very few banks make their panel listings visible online. If you are looking for a Charmouth solicitor on the Nottingham please make the most of our tool.
I am expecting a OIP from Co-operative 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 Co-operative recommend any Charmouth solicitors on the Co-operative conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Charmouth solicitors independently although you'll need to choose one on the Co-operative conveyancing panel. The solicitor represents both you and Co-operative through the process.
I have justdiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Charmouth for a purchase of a freehold house 18 months ago. How can I check that the property is registered correctly in the name of the previous owner?
The quickest way to see if the premises is registered to you, you can make 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 Charmouth conveyancing specialists.
I am thinking of appointing a conveyancing solicitor in Charmouth for my remortgage. Is there any facility to see a solicitor's complaints history with the profession’s regulator?
Anyone may search for published Solicitor Regulator Association (SRA) determinations arising from investigations from 2008 onwards. Go to Check a solicitor's record. To find records about the period before 1 January 2008, or to check a firm's history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training reasons.
There are only 72 years unexpired on my lease in Charmouth. I now wish to get lease extension but my freeholder is missing. What are my options?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you have used your best endeavours to find the freeholder. In some cases a specialist should be helpful to conduct investigations and prepare a report which can be used as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Charmouth.
I invested in buying a garden flat in Charmouth, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Charmouth with a long lease are worth £190,000. The ground rent is £45 per annum. The lease ends on 21st October 2083
You have 62 years unexpired we estimate the price of your lease extension to span between £17,100 and £19,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed due diligence. 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 taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.