Do all mortgage companies provide you with an approved list of Keighley conveyancing solicitors? How do you know who is on the Santander conveyancing panel?
Keighley conveyancing firms themselves provide us confirmation that they are on the Santander conveyancing panel as opposed to being supplied with a list from Santander directly.
I am helping my niece sell her property in Keighley. Does the conveyancing solicitor order an energy performance certificate or should I organise this?
Following the demise of HIPs, energy assessments was maintained a compulsory element of moving house. An EPC needs to be to hand before the property is put on the market. It is not as aspect of the sale process that conveyancers normally organise. If you are using a Keighley conveyancing solicitor they may be willing to arrange EPC’s due to their contacts with reputable Keighley providers
I'm the sole beneficiary of my late father’s will and I have everything in my name alone, including the house in Keighley. The Keighley property was put into my name in March. I plan to dispose of the house. I do know about the Mortgage Lenders 6 month 'rule', which means that my property ownership will be considered the same way as if I'd bought the house in March. Do I have to wait 6 months to sell?
The CML 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. How sensible a view mortgage companies take of it, depend on the lender as this obligation is principally there to capture subsales or the quick reselling of property.
I have decided to exercise my right to buy my property in Keighley off the council. I have a mortgage offer with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
I have been told that property searches are the primary reason for delay in Keighley conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not feature amongst the common causes of delays during the legal transfer of property. Searches are not likely to feature in any delay in conveyancing in Keighley.
Last November I purchased a leasehold house in Keighley. Do I have any liability for service charges for periods before my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure 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 acquired a studio flat in Keighley, conveyancing was carried out in 2009. How much will my lease extension cost? Comparable flats in Keighley with a long lease are worth £190,000. The ground rent is £45 invoiced annually. The lease expires on 21st October 2081
With 62 years remaining on your lease we estimate the price of your lease extension to span between £17,100 and £19,800 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously should 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.
Me and my husband are first time buyers just having agreed a price on a property in Keighley, and are about to get solicitors appointed. I have utilised the different comparison based websites and the fee estimates are from all over the the UK. Is it essential to have a Keighley conveyancing practitioner local to our prospective house? We are happy to do everything over the internet, but I guess at some stage we will be required to physically go into the conveyancing practitioner's office to sign documents?
Usually there is no requirement to physically visit the office of your solicitor, they can post any relevant documents to you, which you can sign and send back. Many buyers and sellers nevertheless opt to use a locally based solicitor, but it's by no means essential for conveyancing in Keighley.