We are buying a property in Whitby. It might be a silly question but how we can trust a lawyer? On completion day we will need to deposit our life savings into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I can not fathom if my lender requires a lease extension. I have telephoned my Whitby building society branch on various occasions and was told they are content with the situation and they would lend. My Whitby conveyancing solicitor - who is on the bank conveyancing panel- telephoned to say that they would not lend based on their specific requirements. I simply don't know who is right.
As long as the conveyancer is on the bank panel, they must comply with the Council of Mortgage Lenders’ Handbook provisions for the bank. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the mortgage company to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Planning on purchasing a apartment in Whitby. 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 Kent Reliance 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 Whitby property lawyer is on the Kent Reliance conveyancing panel.
4 months have gone by following my purchase conveyancing in Whitby completed. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
How does conveyancing in Whitby differ for new build properties?
Most buyers of new build property in Whitby come to us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is completed. This is because house builders in Whitby usually acquire 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 conveyancers 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 used to new build conveyancing in Whitby or who has acted in the same development.
Am I better off to choose a Whitby conveyancing lawyer who is local to the property I am hoping to buy? We have a good friend who can deal with the legal work however they are based approximately 350miles drive away.
The benefit of a high street Whitby conveyancing firm is that you can pop in to execute documents, present your ID and apply pressure on them where appropriate. They will also have local intelligence which is a benefit. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and the majority were content that must outweigh using an unknown Whitby conveyancing lawyer solely due to them being local.
I am employed by a long established estate agency in Whitby where we have experienced a number of leasehold sales jeopardised as a result of short leases. I have received conflicting advice from local Whitby conveyancing solicitors. Can you confirm whether the seller of a flat can start the lease extension process for the purchaser on completion of the sale?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Whitby Leasehold Conveyancing - Examples of Questions you should consider Prior to buying
The prefered form of lease arrangement is a share of the freehold. In this scenario the leaseholders benefit from control and although a managing agent is usually retained where the building is bigger than a house conversion, the managing agent retained by the leaseholders. Who manages the building? Is anyone aware of any major works in the near future that will likely increase the maintenance fees?