It is 10 years ago since I purchased my property in Glossop. Conveyancing solicitors have recently been instructed on the sale but I am unable to find the title documents. Will this cause complications?
Don’t worry too much. Firstly there is a possibility that the deeds will be with your mortgage company or they may still be with the conveyancers who oversaw the purchase. Secondly in all probability the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining current official copies of the land registers. Almost all conveyancing in Glossop relates to registered property but in the rare situation where your home is not registered it adds to the complexity but is not insurmountable.
My apartment in Glossop is up for sale and I have accepted an offer. Does the solicitor have to be required to be on the Principality conveyancing panel in order to deal with repayment of my mortgage?
Ordinarily, even if your lawyer is not on the Principality conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their conditions fairly frequently at the moment.
I happen to be the sole recipient of my late grandmother’s estate with all property in now in my sole name, including the house in Glossop. The Glossop property was put into my name in June. I want to move. I do know about the Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the property in June. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you might be affected by that. many mortgage companies would take a practical view as this obligation is chiefly there to identify the purchase and immediately sell or the flipping of properties.
Can I be sure that the Glossop conveyancing solicitor on the Clydesdale panel is any good?
When it comes to conveyancing in Glossop getting recommendations is a good starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor carrying out your transaction.
After shopping around on the internet I have found a Glossop lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 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 Glossop postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Glossop.
How does conveyancing in Glossop differ for newly converted properties?
Most buyers of new build premises in Glossop come to us having been asked by the developer to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in Glossop typically purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Glossop or who has acted in the same development.
I've found a house that seems to meet my requirements, at a great price which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Glossop. Conveyancing solicitors have are soon to be instructed. Will my lawyers set out the implications of buying a leasehold house in Glossop ?
The majority of houses in Glossop are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are purchasing in Glossop in which case you should be looking for a Glossop conveyancing solicitor and be sure that they are used to dealing with leasehold houses. First you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’sconsent to carry out alterations. It may be necessary to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your lawyer will report to you on the legal implications.
I inherited a studio flat in Glossop, conveyancing formalities finalised half a dozen years ago. 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 Glossop with an extended lease are worth £176,000. The ground rent is £50 invoiced annually. The lease expires on 21st October 2101
With 80 years left to run the likely cost is going to be between £7,600 and £8,800 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 detailed due diligence. Do not use this information in tribunal or court proceedings. 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 based on this information without first seeking the advice of a professional.