In what way does my ID and proof of funds have anything to do with my conveyancing in Cleator Moor? Is this really necessary?
Anti-terror and anti-money-laundering laws require solicitors and licensed conveyancers to verify the identity of the person or body they are dealing with prior to agreeing to accepting their conveyancing business. The Client Care letter that you need to sign should confirm this. Your lender will also require certain documents to be viewed. If you refuse to hand over ID verification documents, your lawyer would not be able to act for you.
I am purchasing a property in Cleator Moor. An unusual aspect is that the roof has a solar panel. Nationwide have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Nationwide your lawyer must check the formal requirements set out in Part 2 of UK Finance Lenders’ Handbook for Nationwide. The Council of Mortgage Lenders’ Handbook contains minimum requirements for solar panel roof-space leases, and property lawyers are required to report to Nationwide where a lease does not comply with these requirements. The specifications relate to the installation of panels on properties nationwide and is not restricted to Cleator Moor.
I have a mortgage with Aldermore for my property in Cleator Moor. Conveyancing was finalised a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Aldermore?
You must advise Aldermore in advance of letting out your property as this is likely to be a breach of Aldermore’s mortgage conditions. It may be that Aldermore will allow you to rent out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Aldermore directly. It should not be necessary to do this via a Aldermore conveyancing panel firm.
I have instructed a Cleator Moor conveyancer having made sure that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS 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. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Cleator Moor postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Cleator Moor.
My wife and I own a terraced Edwardian property in Cleator Moor. Conveyancing lawyer represented me and Barnsley Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Cleator Moor and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing solicitor who carried out the work.
I am buying a new build flat in Cleator Moor. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Cleator Moor
Forfeiture - bankruptcy or liquidation must not apply under this provision. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. There must be mutual enforceability of lessee’s covenants. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Expecting to exchange soon on a ground floor flat in Cleator Moor. Conveyancing lawyers assured me that they report fully tomorrow. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Cleator Moor should include some of the following:
if lease has a provision for a slush fund? The physical ownership of the demise. This might be the property itself but might include a roof area or cellar if applicable. What remedies are open the freeholder should you breach a clause of your lease? The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Information as to the provision as set out in the lease to to contribute towards maintenance costs - with regard to both the building, and the wider rights a leaseholder has
I acquired a leasehold flat in Cleator Moor, conveyancing was carried out April 2001. Can you work out an approximate cost of a lease extension? Corresponding flats in Cleator Moor with an extended lease are worth £211,000. The ground rent is £50 per annum. The lease expires on 21st October 2089
With 68 years left to run the likely cost is going to span between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.