My husband and I are approaching an exchange on a property in Ulverston and my mum and dad have sent the exchange deposit to my solicitor. I am now told that as the deposit has not arrived from me my lawyer needs to disclose this to my bank. Apparently, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really necessary for him to raise this?
Your solicitor is legally required to check with the bank to ensure that they understand that the balance of the purchase price is not from your own resources. The solicitor can only disclose this to your lender if you permit them to, failing which, your lawyer must cease to continue acting.
I have been told that property searches are a common reason for stalling in Ulverston house deals. Is that correct?
The Council of Property Search Organisations (CoPSO) released findings of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of delays during the legal transfer of property. Local searches are not likely to be the root cause of delay in conveyancing in Ulverston.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Ulverston?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Ulverston. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Is it simple use your search tool to locate a conveyancing solicitor in Ulverston on the panel for my lender?
Step one is to pick a lender such as Accord Mortgages Ltd, Leeds Building Society or Clydesdale then choose your location a common one being Ulverston. Conveyancing organisations in Ulverston and further afield will then be listed.
I own a leasehold flat in Ulverston. Conveyancing and Platform Home Loans Ltd mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Ulverston who acted for me is not around. What should I do?
First contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Ulverston conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a ground floor flat in Ulverston, conveyancing having been completed February 2011. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Ulverston with a long lease are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2072
With just 50 years unexpired we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.