We are purchasing a 3 bedroom apartment in Hale with a mortgage. We wish to retain our Hale solicitor, however the lender says she’s not on their "panel". It seems we have little option but to select one of the mortgage company panel firms or continue with our Hale property lawyer and pay for one of their panel lawyers to represent them. This seems very unfair; is there anything we can do?
No, not really. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Hale conveyancing solicitor to apply to be on the conveyancing panel.
Just acquired a terraced house in Hale , how long will it take for the Land Registry to register my ownership? My Hale conveyancing solicitor has been painfully slow, so I want to be certain the registration formalities are addressed.
There is nothing unique when it comes to conveyancing in Hale registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and whether the Land registry need to notify any 3rd persons or bodies. At present approximately 80% of such applications are fully addressed within two weeks but occasionally there can be protracted hold-ups. Registration is effected after the purchaser has moved in to the property therefore registration formalities is not typically top priority yet where it is urgent that the the registration takes place urgently then you or your lawyers must communicate with the Registry to express the reasoning for the application to be prioritised.
As co-executor for the estate of my grandfather I am selling a house in Swansea but I am based in Hale. My lawyer (approximately 200 miles awayrequires that I execute a statutory declaration before completion. Could you suggest a conveyancing practitioner in Hale who can attest and place their company stamp on the document?
Technically speaking you are not likely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are Hale based
I am on look out for some leasehold conveyancing in Hale. Before diving in I would like to find out the number of years remaining on the lease.
Assuming the lease is registered - and almost all are in Hale - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a basement flat in Hale, conveyancing formalities finalised July 2011. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Hale with over 90 years remaining are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease expires on 21st October 2091
With only 72 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as costs.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
When it comes to my conveyancing in Hale should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Hale conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the property lawyer's time in submitting the funds this way.