I have given 8 weeks notice to my existing landlord and have to vacate my let out flat in Pentre by the end of next month. Conveyancing on my purchase is progressing. Can I complete in 5 weeks as don't want to have to find temporary accommodation?
Generally one should not give notice for your letting until your lawyer suggests that you should. Assuming that you have not previously done so, update to your lawyer and urge them to they cajole the other lawyers, try to get a realistic time scale from them that all parties will look towards
I am being advised by my solicitor that defective lease insurance is necessary on my purchase. What is the level of cover for Pentre conveyancing?
The right level of defective lease indemnity insurance depends on your lender. It would differ for example between Accord Mortgages Ltd and Bank of Scotland. Conveyancing practitioners as opposed to members of the public take out such insurances.
The formalities of my purchase has taken place for my property in Pentre. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. We understand that complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Intending to buy a maisonette in Pentre. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Pentre conveyancer is on the Yorkshire BS conveyancing panel.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Pentre is where the house is located. Can you shed any light on this issue?
Flying freeholds in Pentre are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Pentre you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Pentre may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
I need to appoint a conveyancing solicitor for remortgage conveyancing in Pentre. I've chance upon a site which seems to have the perfect answer If there is a chance to get all the legals done via phone that would be ideal. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I own a leasehold flat in Pentre. Conveyancing and Barnsley Building Society mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Pentre who previously acted has now retired. Any advice?
First make enquiries of the Land Registry to make sure that this person is indeed the new freeholder. There is no need to instruct a Pentre conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I bought a 1 bedroom flat in Pentre, conveyancing formalities finalised March 2002. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Pentre with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease terminates on 21st October 2070
With just 52 years unexpired we estimate the premium for your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.