How can we know in advance if a Middlewich conveyancing solicitor on the Yorkshire BS panel is any good?
When it comes to conveyancing in Middlewich getting recommendations is a good start. 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 conducting your conveyancing.
We are getting the release of further funds on our mortgage from Yorkshire BS as we wish to conduct renovations to our property in Middlewich. Do we need to choose a bricks and mortar Middlewich solicitor on the Yorkshire BS conveyancing panel to handle the paperwork?
Yorkshire BS don't usually appoint a member of their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
Completion of my purchase has taken place for my property in Middlewich. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. Ordinarily complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
I understand that there are debates on Chancel Insurance on online forums. Am I compelled to have this when buying a property in Middlewich? or Apparently there is a law dating back centuries that could mean that homeowners living in a parish church boundary may be liable to pay for repairs towards the chancel in proximity to the church. Is this a legitimate concern for conveyancing in Middlewich?
Unless a previous acquisition of the house completed after 12 October 2013 you can assume that lawyers delivering conveyancing in Middlewich to remain encouraging a chancel search and or insurance against a claim.
2 months have gone by following my purchase conveyancing in Middlewich completed. I have checked the Land Registry site which shows that I paid £175,000 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 asset 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.
How does conveyancing in Middlewich differ for new build properties?
Most buyers of new build property in Middlewich approach us having been asked by the developer to exchange contracts and commit to the purchase even before the property is completed. This is because new home sellers in Middlewich 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 property lawyers 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 Middlewich or who has acted in the same development.
Last May I purchased a leasehold house in Middlewich. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, 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 am the registered owner of a 1 bedroom flat in Middlewich, conveyancing formalities finalised in 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Middlewich with over 90 years remaining are worth £186,000. The ground rent is £55 invoiced annually. The lease ceases on 21st October 2076
You have 52 years left to run the likely cost is going to span between £29,500 and £34,000 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional 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 based on this information without first getting professional advice.