We are looking to buy a house and require a conveyancing solicitor in Wick who is on the Leeds Building Society conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Leeds Building Society . We don't recommend any particular firms conducting conveyancing in Wick.
Completion of my purchase has taken place for my property in Wick. Conveyancing was satisfactory but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Team at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I recently had an offer accepted on an apartment in Wick. My financial adviser suggested a lawyer. I paid an upfront payment of £150. Not long after, the conveyancer called me to say that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Intending to buy a apartment in Wick. 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 Co-operative 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 Wick conveyancing practitioner is on the Co-operative conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Wick. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wick
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply a car parking plan. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
My husband and I are 17 days into a leasehold purchase having been referred to a firm by the local agent to carry out the conveyancing in Wick. I am am very dissatisfied with the level of service. Can you you assist me in finding new solicitors?
They would have to be really poor in order to consider replacing them. Has your mortgage been generated? If so you will need to make them aware of the replacement conveyancer and have the loan are re-issued. The conveyancer should be on the banks panel to avoid supplemental costs and frustration. So that should be your starting point. The search tool will assist you in finding a bank approved lawyer for your conveyancing in Wick
Back In 2005, I bought a leasehold flat in Wick. Conveyancing and Virgin Money mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Wick who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to make sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Wick conveyancing solicitor to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a leasehold flat in Wick, conveyancing was carried out half a dozen years ago. How much will my lease extension cost? Corresponding properties in Wick with a long lease are worth £179,000. The average or mid-range amount of ground rent is £65 per annum. The lease expires on 21st October 2076
With only 57 years unexpired we estimate the price of your lease extension to span between £26,600 and £30,800 plus costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.