We are getting a further advance on our mortgage from Nationwide as we wish to conduct renovations to our home in Tewkesbury. Are we obliged to choose a high street Tewkesbury solicitor on the Nationwide conveyancing panel to deal with the legals?
Nationwide do not ordinarily require firms on 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 Nationwide list.
After months of negotiation I have agreed a price on a house in Tewkesbury. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £200. Not long after, the conveyancer contacted me embarrassingly acknowledging that they were not on the Virgin Money 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 Virgin Money 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.
Our offer on a house in Tewkesbury has been accepted, but there is a chain. The owners have placed an offer on somewhere, however it’s not been accepted yet, and have viewings of other flats booked. I have chosen a bricks and mortar conveyancing solicitor in Tewkesbury. What should be my next step? At what point do I apply for the mortgage with Co-operative?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is in the region of £1k, then survey, Tewkesbury conveyancing search charges, etc). The first thing to do is ensure that your solicitor is on the Co-operative approved list. As to the next phase this very much depends on the circumstances of your case, desire for this property and on the state of the market. In a hot market some home buyers would apply for the mortgage with Co-operative and pay for the valuation and only if it was satisfactory would they pay their lawyer to press on with the conveyancing in Tewkesbury.
I bought my apartment on 2 January and my personal details is not yet registered. Any reason for this? My conveyancing solicitor in Tewkesbury expressed confidence that it should be concluded inside ten days. Are titles in Tewkesbury particularly slow to register?
As far as conveyancing in Tewkesbury is concerned, registration is no quicker or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can vary according to the party submitting the application, whether it is in order and whether the Land registry communicate with any third parties. Currently in the region of three quarters of such applications are fully dealt with within 12 days but some can be subject to protracted hold-ups. Registration is effected once the new owner has moved in to the property thus 'speed' is not usually an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor could contact the land registry and explain the circumstances.
My cousin has recommend that I use his lawyers for conveyancing in Tewkesbury. Do I take his guidance?
No doubt the best way to select a conveyancing practitioner is to get feedback from friends or relatives who have used the conveyancer that you are contemplating using.
Back In 2001, I bought a leasehold flat in Tewkesbury. Conveyancing and Aldermore mortgage organised. A letter has just been received from someone saying they have taken over the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing solicitor in Tewkesbury who acted for me is not around. What should I do?
First make enquiries of HMLR to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Tewkesbury conveyancing practitioner to do this as it can be done on-line for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a studio flat in Tewkesbury, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Tewkesbury with an extended lease are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease ceases on 21st October 2076
With only 51 years unexpired we estimate the premium for your lease extension to be between £30,400 and £35,200 as well as 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 due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be 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 based on this information without first getting professional advice.
Do I stop the direct debit for my mortgage with Co-operative once a completion date for my home sale in Tewkesbury has been agreed?
You would be well advised to maintain paying any mortgage sums to Co-operative pending the mortgage being discharged from the proceeds of sale as part of your Tewkesbury conveyancing.