We previously appointed solicitors with offices in Fulwood on the Clydesdale solicitor panel. They have just invoiced me a separate fee for the legal aspects of the Clydesdale mortgage. Is this an additional conveyancing fee specified by Clydesdale?
Provided it is contained in their Terms and Conditions or estimate then yes your solicitor may charge a fee for this. The fee is not dictated by Clydesdale but by your Fulwood conveyancer. Numerous firms on the Clydesdale panel will quote an ‘acting for lender’ fee and others do not.
We expect to receive a OIP from Aldermore 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 Aldermore recommend any Fulwood solicitors on the Aldermore conveyancing panel, or is it better to go independently?
You will need to appoint Fulwood solicitors independently although you'll need to choose one on the Aldermore conveyancing panel. The solicitor represents both you and Aldermore through the process.
It is not clear whether my lender requires a lease extension. I have telephoned my Fulwood bank branch on various occasions and was told it wasn't a problem and they will lend. My Fulwood conveyancing solicitor - who is on the bank conveyancing panel- called to say that they would not lend based on their published requirements. I have no idea who is right.
The conveyancer has to follow the Council of Mortgage Lenders’ Handbook Part 2 provisions for your lender. Unless your lawyer obtains specific confirmation in writing that the bank 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 remaining.
Should commercial conveyancing searches disclose impending roadworks that could impact a commercial land in Fulwood?
Many commercial conveyancing solicitors in Fulwood will execute a SiteSolutions Highways report as it reduces the time that conveyancers expend in looking into accurate data on highways that impact buildings and development assets in Fulwood. The search result sets out definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Fulwood.
For every commercial conveyancing transaction in Fulwood it is critical to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately can cause delays to Fulwood commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Fulwood.
five months have gone by following my purchase conveyancing in Fulwood completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a house in Fulwood ahead of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. Our surveyor advised that some lenders may refuse to issue a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Birmingham Midshires. If you call us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Fulwood. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Fulwood to see if the conveyancing will be more expensive.
I am intending to rent out my leasehold flat in Fulwood. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Even though your previous Fulwood conveyancing lawyer is not around you can check your lease to check if you are permitted to let out the apartment. The accepted inference is that if the lease is non-specific, subletting is permitted. Quite often there is a prerequisite that you need to seek permission via your landlord or other appropriate person before subletting. The net result is that you cannot sublet without prior consent. The consent should not be unreasonably refused ore delayed. If the lease prohibits you from letting out the property you will need to ask your landlord if they are willing to waive this restriction.
Leasehold Conveyancing in Fulwood - Examples of Questions you should ask before buying
Best to be warned whether window replacement or some other major work is coming up to be shared amongst the leaseholders and will materially impact the level of the service costs or necessitate a one off payment. How much is the service charge and ground rent on the flat? It would be prudent to find out if there is anything that is prohibited in the lease. For example some leases prohibit pets being permitted in in a block in Fulwood. If you love the flatin Fulwood but your cat can’t live with you then you will be faced hard decision.