What is the difference between a licensed conveyancer and conveyancing solicitor in Ewloe
There are many recorded licenced Conveyancers in Ewloe and Solicitor practices in Ewloe offering conveyancing We would stress that both are supervised by regulatory bodies with both specialising in the legal work in transferring property. The two can conduct associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
When it comes to lenders such as Nationwide, do Ewloe solicitors have to pay an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do levy an administration charge to deal with the processing of the conveyancing panel application.
I had a mortgage agreed in principle with UBS. Ewloe conveyancing practitioners are selected. What is the average time that one could expect to receive a mortgage offer from UBS?
There is no definitive answer here. Have UBS conducted the valuation? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
About to purchase a new build flat in Ewloe. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ewloe
Please supply a car parking plan. 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. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? There must be mutual enforceability of lessee’s covenants.
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 simple, chain free conveyancing. Ewloe is the location of the property. Can you shed any light on this issue?
Flying freeholds in Ewloe are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ewloe you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ewloe 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.
I am 18 days into a residential purchase having been referred to a firm by the estate agent to perform conveyancing in Ewloe. We are not happy. Could you you assist me in finding new solicitors?
A lawyer would need to be very poor to suggest diss instructing them. Has your mortgage been issued? If so you must advise them of the new contact details and get the loan are re-issued. The conveyancer needs to be on the banks panel to avoid added costs and delays. So that should be your starting point. Our find a solicitor tool can assist you in finding a bank approved lawyer for your home move in Ewloe
Last April I purchased a leasehold property in Ewloe. Do I have any liability for service charges relating to a period prior to my ownership?
In a situation 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 am the registered owner of a garden flat in Ewloe, conveyancing having been completed December 2004. Can you work out an approximate cost of a lease extension? Similar properties in Ewloe with an extended lease are worth £185,000. The ground rent is £65 invoiced annually. The lease ceases on 21st October 2081
With 60 years left to run we estimate the premium for your lease extension to span between £20,000 and £23,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures 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. You should not move forward placing reliance on this information before seeking the advice of a professional.