My mortgage broker has asked me for my Walton Merseyside solicitor’s panel reference for the HSBC conveyancing panel. How do I discover this. I have e-mailed my local Walton Merseyside branch but they have not got back to me yet.
The sensible thing to do is ask for this information from your Walton Merseyside property lawyer . Most Walton Merseyside law firms will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each bank.
Completed the sale of my flat in Walton Merseyside last May but our buyer keeps SMS messaging every few hours to say her lawyer is waiting to hear from mine. What should have happened following completion?
After completion of your disposal your lawyer is obliged to forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. If applicable, your solicitor should also confirm that the home loan has been discharged to the purchasers conveyancers. There is unlikely to be post completion requirements peculiar conveyancing in Walton Merseyside.
I have paid off my mortgage with Virgin Money. I assume I don't need a Walton Merseyside conveyancing practitioner on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
I am currently in the process of buying my council flat in Walton Merseyside. I have a mortgage offer with Skipton. Conveyancing is new to me. 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
The formalities of my remortgage has taken place for my property in Walton Merseyside. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. In most cases complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Are there restrictive covenants that are commonly identified during conveyancing in Walton Merseyside?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in Walton Merseyside. 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…’
I've recently bought a leasehold property in Walton Merseyside. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part 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 purchased a leasehold flat in Walton Merseyside, conveyancing formalities finalised in 2001. Can you work out an approximate cost of a lease extension? Equivalent flats in Walton Merseyside with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease terminates on 21st October 2073
With just 54 years unexpired the likely cost is going to range between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.