I am considering remortgaging my house in Westbourne, does my lawyer need to be on the Coventry BS Solicitor panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
I am helping my step-mother sell her property in Westbourne. Will the solicitor arrange the energy assessment or should I organise this?
Following the abolition of HIPs, EPC’s was left as a mandatory component of moving house. An EPC needs to be commissioned prior to the property being put on the market. It is not a task that lawyers normally organise. If you are using a Westbourne conveyancing solicitor they may be willing to arrange EPC’s due to their relationships with reputable Westbourne assessors
I am the single recipient of my late grandmother’s estate with all property in now in my sole name, including the my former home in Westbourne. The Westbourne property was put into my name in January. I plan to dispose of the property. I do know about the CML 6 month 'rule', meaning my property ownership could be regarded the same way as though I had purchased the house in January. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you may be impacted by that. Some banks would take a practical view as this obligation is primarily there to pick up on the purchase and immediately sell or the quick reselling of properties.
Are all Westbourne Conveyancing Quality Solicitors on the UBS conveyancing panel?
Some major banks and building societies now make use of the accreditation scheme as the starting point for Panel membership such as HSBC and Santander. CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
We're new to the buying process - agreed a price, yet the estate agent advised that the vendor will only proceed if we use the agent's chosen lawyers as they need an ‘expedited deal’. My instinct tells me that we should use a high street conveyancer used to conveyancing in Westbourne
We suspect that the seller is not behind this requirement. If they desire ‘a quick sale', taking such a hostile approach to a genuine buyer is counter productive. Speak to the owners direct and explain that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to instruct your preferred Westbourne conveyancing firm - rather thanthose that will earn the negotiator at the agency a commission or hit his conveyancing figures set by senior management.
Estate agents have just been given the go-ahead to market my garden flat in Westbourne. Conveyancing has not commenced, but I have just received a half-yearly service charge invoice – what should I do?
The sensible thing to do is clear the maintenance contribution as usual as all ground rent and service charges will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Westbourne Conveyancing for Leasehold Flats - Sample of Queries before Purchasing
Many Westbourne leasehold apartments will have a service charge for the upkeep of the block levied by the landlord. Should you buy the flat you will have to pay this contribution, normally in instalments accross the year. This may differ from two or three hundred pounds to thousands of pounds for bigger purpose-built blocks. In all likelihood there will be a ground rent to be met yearly, this is usually not a large amount, say around £50-£100 but you should to check it because occasionally it could be prohibitively expensive. If a Westbourne lease has less than eighty years it will affect the marketability of the property. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this will be. For most Westbournelease extensions you would need to own the residence for two years before you are entitled to extend the lease. The prefered form of lease arrangement is a share of the freehold. In this situation the leaseholders enjoy being in charge if their destiny and notwithstanding that a managing agent is frequently retained if the building is larger than a house conversion, the managing agent is directed by the tenants.
Been looking for a lawyer for leasehold sale conveyancing in Westbourne. I'm selling, uncomplicated no mortgage to redeem, no rush, no onward chain. Got a quote from a conveyancer for £800 excluding VAT which is a tad steep considering its so straightforward. Can I pay less for conveyancing in Westbourne?
Considering it’s a sale only, £500 + VAT would be about the cheapest for a Westbourne solicitor firm.