My partner and I are only a couple days away from an exchange on a flat in Lymm and Warburton and my parents have transferred the ten percent deposit to my property lawyer. I am now informed that as the deposit has not come from me my conveyancing practitioner needs to disclose this to my lender. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the lender concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for this now to delay the deal?
The solicitor is legally required to check with mortgage company to ensure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only disclose this to your bank if you agree, failing which, your lawyer must cease to continue acting.
We are looking to buy a house and need a conveyancing solicitor in Lymm and Warburton who is on the Bank of Ireland solicitor panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Bank of Ireland . We don't recommend any particular firms conducting conveyancing in Lymm and Warburton.
My wife and I purchasing a terrace house in Lymm and Warburton. The intention is to carry out an extension to the side at the property.Will the conveyancing process include investigations to ascertain if these alterations were previously refused?
Your conveyancer will review the deeds as conveyancing in Lymm and Warburton can on occasion identify restrictions in the title documents which restrict categories of changes or need the permission of another owner. Many extensions require local authority planning consent and approval in accordance building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. It would be sensible to check these issues with a surveyor prior to committing yourself to a purchase.
I have decided to exercise my right to buy my property in Lymm and Warburton off the council. I have a mortgage offer with UBS. 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 UBS, you will need to appoint a solicitor on the UBS conveyancing panel.
I have instructed a Lymm and Warburton conveyancing practitioner having made sure that they are on the TSB conveyancing panel. Does my lawyer arrange the survey of the property?
TSB will need an independent valuation of the property. Your lawyer will not arrange this. Usually TSB 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 property 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 Lymm and Warburton postcode. As you are getting a mortgage with TSB, you could contact them to see if they have a list of approved surveyors in Lymm and Warburton.
three months have elapsed following my purchase conveyancing in Lymm and Warburton concluded. 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 residence 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.
I own a leasehold flat in Lymm and Warburton. Conveyancing and Aldermore mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Lymm and Warburton who previously acted has long since retired. What should I do?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Lymm and Warburton conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Lymm and Warburton - Examples of Questions you should consider before Purchasing
The majority of Lymm and Warburton leasehold apartments will have a service bill for the upkeep of the block invoiced on behalf of the management company. Where you acquire the apartment you will have to pay this charge, normally in instalments throughout the year. This can differ from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. In all probability there will be a ground rent to be met yearly, this is usually not a large figure, say about £25-£75 but you should to check as occasionally it could be many hundreds of pounds. Can you inform me if there are any major works in the planning that will likely increase the service costs? How long is the Lease?