Having sold my house in Whaley Bridge last June but the buyer keeps SMS messaging me to moan that her solicitor needs to hear from mine. What should have happened following completion?
Following your disposal your lawyer is duty bound to send the transfer documentation and all supplemental paperwork to the buyer’s solicitors. If applicable, your conveyancer should also send confirmation that the legal charge in favour of the lender has been repaid to the purchasers conveyancers. There are no post completion steps peculiar conveyancing in Whaley Bridge.
I am purchasing a garden flat in Whaley Bridge. How practical is it for me to do the conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Whaley Bridge you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Whaley Bridge.
We are aiming to move property in August. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you suggest a removal company in Whaley Bridge. Conveyancing solicitor was organised prior to coming across your page.
On the day of completion you can collect the house keys from the property agent however this should only happen after the sellers conveyancers inform the agent that they have the completion monies and the keys can be collected. Subsequently you will need to tell the removal company that they can start moving you in. We are not in a position to recommend a particular removal company but can assist you in finding a conveyancing in Whaley Bridge or a lawyer with expertise in conveyancing in Whaley Bridge.
I am selling my flat. I had a double glazing fitted in June 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Bank of Ireland are being a right pain. The Whaley Bridge solicitor who is on the Bank of Ireland conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Bank of Ireland are insisting on a building regulation certificate. Why do Bank of Ireland have a conveyancing panel if they don't accept advice from them?
It is probably the case that Bank of Ireland have referred the matter to their valuer. The reason why Bank of Ireland may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
Intending to buy a house in Whaley Bridge. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Coventry BS 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 Whaley Bridge lawyer is on the Coventry BS conveyancing panel.
How does conveyancing in Whaley Bridge differ for new build properties?
Most buyers of new build property in Whaley Bridge come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because house builders in Whaley Bridge usually buy the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Whaley Bridge or who has acted in the same development.
Last March I purchased a leasehold house in Whaley Bridge. Am I liable to pay service charges relating to a period prior to completion of my purchase?
In a situation 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. A critical element 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 am the registered owner of a ground floor flat in Whaley Bridge, conveyancing having been completed 3 years ago. Can you work out an approximate cost of a lease extension? Similar flats in Whaley Bridge with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced every year. The lease runs out on 21st October 2076
With 51 years unexpired the likely cost is going to span between £30,400 and £35,200 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.