My fiance and I are hoping to buy a newly converted apartment in Sandbach with a loan from Aldermore.We have a Sandbach conveyancing practitioner but Aldermore says he's not listed on their approved list of firms. we are left little option but to use a Aldermore panel firm or keep our preferred solicitor and pay for a Aldermore panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will be on the Aldermore conveyancing panel. in the past, most mortgage companies 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. A further alternative is for your solicitors to apply to be on the conveyancing panel for Aldermore
Me and my brother own a renovated Victorian house in Sandbach. Conveyancing lawyer acted for me and Yorkshire Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sandbach and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with your conveyancing solicitor who conducted the conveyancing.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Sandbach. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Sandbach
Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Forfeiture - bankruptcy or liquidation must not apply under this provision. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
We're new to the buying process - had an offer accepted, yet the selling agent told us that the owners will only proceed if we instruct the agent's preferred conveyancers as they are insisting on a ‘quick sale’. Our preferred option is to instruct a high street solicitor who is familiar with conveyancing in Sandbach
It is unlikely the sellers are behind this. Should the vendor desire ‘a quick sale', taking such a hostile approach to a genuine buyer is going to damage their objectives. Speak to the owners direct and make the point that (a)you are genuine buyers (b)you are excited to move forward, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)however you intend to instruct your own,trusted Sandbach conveyancing firm - not the ones that will provide the negotiator at the agency a commission or hit his conveyancing thresholds pre-set by corporate headquarters.
I've recently bought a leasehold flat in Sandbach. 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. A critical element 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 bought a ground floor flat in Sandbach, conveyancing having been completed 9 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in Sandbach with over 90 years remaining are worth £180,000. The ground rent is £65 per annum. The lease ceases on 21st October 2078
With only 58 years remaining on your lease the likely cost is going to span between £22,800 and £26,400 plus legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.