We are buying a 3 bedroom flat in Whitmore with a mortgage. We would like to retain our Whitmore lawyer, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel conveyancing practices or continue with our Whitmore solicitor and pay for one of their panel firms to represent them. This feels very unfair; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Whitmore conveyancing solicitor to apply to be on the conveyancing panel.
Can the conveyancing solicitors via your comparison service conduct attended exchange conveyancing in Whitmore?
There are a few conveyancing experts who can conduct personalised exchanges. Please e-mail us to get a fee calculation and details as to availability.
How does conveyancing in Whitmore differ for newly converted properties?
Most buyers of new build residence in Whitmore approach us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Whitmore 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 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 Whitmore or who has acted in the same development.
Can you provide any top tips for leasehold conveyancing in Whitmore from the perspective of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Whitmore can be bypassed if you get in touch lawyers as soon as you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ conveyancers. If you have had any disputes with your landlord or managing agents it is essential that these are settled before the property is marketed. The buyers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as historic rather than unsettled. In the event that you altered the property did you need the Landlord’s consent? In particular have you installed wooden flooring? Most leases in Whitmore state that internal structural changes or laying down wooden flooring require a licence issued by the Landlord acquiescing to such works. Should you fail to have the approvals to hand you should not contact the landlord without checking with your lawyer before hand. You may think that you are aware of the number of years left on your lease but it would be wise to verify this via your solicitors. A purchaser's lawyer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the lease term is less than 75 years. It is therefore important at an as soon as possible that you identify whether the lease requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale.
I acquired a 1st floor flat in Whitmore, conveyancing formalities finalised in 2011. How much will my lease extension cost? Corresponding properties in Whitmore with a long lease are worth £190,000. The ground rent is £65 per annum. The lease ceases on 21st October 2080
You have 61 years remaining on your lease the likely cost is going to be between £19,000 and £22,000 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.
I purchased a house in Whitmore last 8/12/2017 and to date it is still not registered with the Land Registry. It is part of a development site and my property lawyer told me that it can take twelve months to register. I have called HMLR directly and they have informed me the original application was cancelled due to questions not being addressed in time. Do I need to be concerned?
Call your conveyancing practitioner - Where you are unsatisfied with the responses, look up their firm’s complaints procedure and amplify your problem to a Complaints Manager. Registrations for Whitmore conveyancing are not known to be particularly slow.