I am obtaining a mortgage offer from Halifax. I intend to employ the services of a Licensed Conveyancer in South Molton. Does the Halifax Solicitor panel include Licensed Conveyancers?
The Halifax conveyancing panel is, like many other lenders, associated to the Council or Mortgage Lenders or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My husband and I have organised a further advance on our mortgage from Aldermore as we intend to conduct a loft conversion to our property in South Molton. Do we need to choose a local South Molton solicitor on the Aldermore conveyancing panel to handle the paperwork?
Aldermore don't usually instruct 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 Aldermore conveyancing panel.
After weeks of negotiation I have agreed a price on a house in South Molton. My financial adviser pressured me to appoint their solicitor. I paid an advanced payment of £200. Not long after, the solicitor contacted me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Santander have agreed my mortgage in principle, my bid on a apartment in South Molton has been agreed to, now what?
The estate agent will want to know who your solicitors are (be sure the solicitors are on the lender’s panel). Call up Santander or your broker and finish off any outstanding paperwork. Santander will instruct a valuer who will get in contact with the estate agent or owners to arrange an appointment. Once conducted (assuming no problems) it takes about ten days for the mortgage offer to be issued. Santander will issue the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in South Molton.
It has been 4 months since my purchase conveyancing in South Molton concluded. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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.
We are 17 days into a freehold purchase having been recommend to a firm by the selling agent to handle our conveyancing in South Molton. I am am very disappointed with the quality of service. Can you help me find new lawyers?
A solicitor would need to be really bad to suggest diss instructing them. Has the mortgage been sent? If so you need to advise them of the new solicitor and get the offer are issued to the new lawyers. The solicitor ideally needs to be on the lenders approved list to avoid supplemental costs and frustration. That should be your starting point. Our search tool should help you find a lender approved conveyancer for your conveyancing in South Molton
I am employed by a busy estate agent office in South Molton where we have experienced a few leasehold sales derailed due to short leases. I have received conflicting advice from local South Molton conveyancing solicitors. Can you shed some light as to whether the owner of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
South Molton Conveyancing for Leasehold Flats - Examples of Queries before buying
Be sure to investigate if there is anything that is prohibited in the lease. By way of example some leases prohibit pets being permitted in in a block in South Molton. If you love the flatin South Molton yet your dog is not allowed to move with you then you have a very hard choice. This question is useful as a) areas can result in problems in the block as the common areas may begin to deteriorate where repairs remain unpaid b) if the leaseholders have a dispute with the managing agents you will want to have full disclosure How many of the leaseholders are in arrears for their maintenance charge payments?