I am need of leasehold conveyancing for an apartment in a fairly new development (five years built) in Wavertree. The vast majority the properties have already been disposed of. Is it really necessary to order conveyancing searches as part of conveyancing in Wavertree?
You would be putting yourself at risk in failing carrying out Wavertree conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would absolutely advise in no uncertain terms that your solicitor conducts them. Where time pressures and price are primary issues you should discuss with your solicitor about the options such as contingency insurance available to you
I am the single beneficiary of my late grandmother’s will with all property in now in my sole name, including the my former home in Wavertree. Conveyancing formalities meant that the Land Registry date was in March. I want to move. I do know about the CML six month 'rule', meaning my proprietorship could be considered the same way as if I'd bought the property in March. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you may be impacted by that. Most lenders would take a practical view as this requirement is chiefly there to identify subsales or the quick reselling of properties.
Intending to buy a apartment in Wavertree. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the RBS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Wavertree conveyancing practitioner is on the RBS conveyancing panel.
Our sealed bid on a semi in Wavertree has been accepted, the vendors do however have a tied purchase. The sellers have put an offer on a flat, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have instructed a high street conveyancing solicitor in Wavertree. What do I do now? At what stage do I apply for the mortgage with Skipton?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Wavertree conveyancing search charges, etc). The first thing to do is ensure that your lawyer is on the Skipton approved list. Concerning the next phase this very much dictated by the circumstances of your case, motivation for this property and on the state of the market. In a buoyant market the majority of buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to move forward with searches.
I own a 4 bedroom Georgian house in Wavertree. Conveyancing practitioner represented me and Bank of Scotland. I did a free Land Registry search last week and there are a couple of entries: the first freehold, another for leasehold with the matching property. Is it worth asking Bank of Scotland to clarify?
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wavertree and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Wavertree. I have land on a site which seems to have the perfect offering If there is a chance to get all the legals done via phone that would be preferable. Do I need to be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Back In 2007, I bought a leasehold flat in Wavertree. Conveyancing and Halifax mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Wavertree who previously acted has now retired. What should I do?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Wavertree conveyancing practitioner to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Wavertree Conveyancing for Leasehold Flats - A selection of Questions you should consider Prior to Purchasing
What is the the remaining lease term? The prefered form of lease arrangement is where the freehold reversion is in the ownership of the leaseholders. In this situation the leaseholders benefit from being in charge if their destiny and notwithstanding that a managing agent is frequently employed if the building is bigger than a house conversion, the managing agent acts for the leaseholders themselves. What prohibitions exist in the Wavertree Lease?