Our lender has recommended solicitors on their panel based in Ferryside but I would rather instruct a conveyancing lawyer in Ferryside or nearer to where I live. Can you help?
It is by no means the case that all Ferryside conveyancing firms are on all banks conveyancing panel. Use our find an approved solicitor tool to locate a Ferryside conveyancing conveyancer on the on the lender panel.
We are buying a victorian detached house in Ferryside. We would like to an extension at the rear at the property.Will the conveyancing process include investigations to determine if these alterations were previously refused?
Your solicitor should review the deeds as conveyancing in Ferryside can occasionally reveal restrictions in the title deeds which prevent certain works or need the consent of another owner. Many additions require local authority planning permissions and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
It is unclear whether my bank requires a lease extension. I have called my Ferryside building society branch on various occasions and was reassured it wasn't an issue and they would lend. My Ferryside conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they will not lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. I simply don't know who is right.
As long as the conveyancing practitioner is on the bank approved list, they must adhere to the CML Handbook conditions for the bank. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
At last I have had an offer on a flat in Ferryside accepted, but there is a chain. The sellers have put an offer on somewhere, however it’s not been accepted yet, and are looking at other flats booked. I have chosen a nearby conveyancing solicitor in Ferryside. What should be my next step? When should I get the mortgage application with Lloyds going?
It is understandable to have apprehensions where there is a chain as you are unlikely to want to incur costs prematurely (mortgage application is approx one thousand pounds, then survey, Ferryside conveyancing search fees, etc). The first thing to do is check that your lawyer is on the Lloyds conveyancing panel. Concerning the subsequent phase this very much depends on the uniqueness of your transaction, motivation for the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Lloyds and pay for the valuation and only if it comes back ok would they pay their solicitor to proceed with searches.
About to purchase a new build apartment in Ferryside. 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 conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Ferryside
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are architect prepared. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Is it simple use your search app to locate a conveyancing practitioner in Ferryside on the authorised to act for my bank?
1st choose a lender such as Halifax, Norwich and Peterborough Building Society or Britannia then specify your location e.g. Ferryside. Conveyancing organisations in Ferryside and beyond will then be shown.
I have just started marketing my garden apartment in Ferryside. Conveyancing has not commenced, however I have just had a yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the invoice as normal as all ground rent and service invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I invested in buying a 1 bedroom flat in Ferryside, conveyancing was carried out in 2004. 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? Corresponding flats in Ferryside with a long lease are worth £171,000. The ground rent is £50 charged once a year. The lease ends on 21st October 2099
With only 79 years remaining on your lease we estimate the price of your lease extension to be between £8,600 and £9,800 as well as 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 a more accurate figure in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.