We note that you have a search directory listing firms on the Yorkshire BS conveyancing panel. Do firms pay you a commission if I appoint them for our own conveyancing in Stonehouse?
We are a listing service only for law firms wishing to communicate if they are on the Yorkshire BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Stonehouse.
My uncle passed away last year and as sole heir and executor I was left the house in Stonehouse. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this possible?
If you intend to re-mortgage then Lloyds will require that you use a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
We are buying a flat in Stonehouse. It might be a silly question but how we can trust a lawyer? On completion day we will need to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My uncle advised me that in purchasing a property in Stonehouse there could be various restrictions preventing external changes to the property. Is this right?
There are anumerous of properties in Stonehouse which have some sort of restriction or requirement of consent to external alterations. Part of the conveyancing in Stonehouse should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have decided to exercise my right to buy my property in Stonehouse off the council. I have a mortgage offer with Virgin Money. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Virgin Money, you will need to appoint a solicitor on the Virgin Money conveyancing panel.
I am 14 days into a residential purchase having been referred to a firm by the high street agent to carry out the conveyancing in Stonehouse. I am am very dissatisfied with the level of service. Can you help me find new lawyers?
They would have to be really bad to suggest diss instructing them. Has the loan offer been generated? In the event that it has you must advise them of the new contact details and have the loan are issued to the new lawyers. Your conveyancer needs to be on the banks panel to avoid escalating fees and frustration. That should be your first question of the new solicitors. The search tool can assist you in finding a bank approved solicitor for your conveyancing in Stonehouse
I am hoping to exchange soon on a studio apartment in Stonehouse. Conveyancing solicitors have said that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Stonehouse should include some of the following:
The physical extent of the property. This might be the apartment itself but might include a roof area or basement if relevant. Details of the parties to the lease, e.g. these could be the leaseholder, head lessor, landlord You need to be advised what constitutes a Nuisance as far as the lease is concerned Specifying your rights in respect of common areas in the building.By way of example, does the lease provide for a right of way over an accessway or hallways? You would want to receive a copy of the lease
I acquired a studio flat in Stonehouse, conveyancing was carried out April 2000. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Stonehouse with over 90 years remaining are worth £201,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2086
You have 65 years unexpired we estimate the price of your lease extension to span between £13,300 and £15,400 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.