It is 10 years ago since I purchased my property in Wigton. Conveyancing lawyers have just been appointed on the sale but I can't find my title documents. Will this cause complications?
Don’t worry too much. First the deeds may be kept by the lender or they could be in the possession of the lawyers who acted in your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining current official copies of the land registers. The vast majority of conveyancing in Wigton involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is resolvable.
We are planning to buy with Coventry BS. I visited 3 or 4 high street firms but am unable to find a Wigton conveyancing firm on the Coventry BS approved list. Can you assist?
Please do take advantage of the find a conveyancing panel solicitor tool on this page. Pick the building society and type Wigton or your location and you will be presented with numerous solicitors based in Wigton or by proximity to you.
If you had a top tip for selecting a conveyancing solicitor in Wigton what would it be?
Do not opt for the cheapest Wigton conveyancing quote. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
My stepmother informed me that in buying a property in Wigton there may be a number of restrictions as to what one can do in terms of external changes to a property. Is this right?
We are aware of a number of properties in Wigton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Wigton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am currently in the process of buying my council flat in Wigton. I have a mortgage agreed with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
How does conveyancing in Wigton differ for new build properties?
Most buyers of new build premises in Wigton contact us having been asked by the developer to exchange contracts and commit to the purchase even before the residence is completed. This is because house builders in Wigton tend to 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 property lawyers 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 Wigton or who has acted in the same development.
Looking forward to complete next month on a ground floor flat in Wigton. Conveyancing lawyers have said that they report fully within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Wigton should include some of the following:
Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice? Responsibility to repair and maintain the block. It is essential for you to know which party is liable for the repair and maintenance of all parts of the block and estate Your solicitors should enable you to have an understanding of the building insurance requirements Do you need to have carpet in the flat or are you allowed wood flooring? The physical extent of the premises. This could be the flat itself but may incorporate a roof area or basement if applicable.
I bought a leasehold flat in Wigton, conveyancing formalities finalised in 2006. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Wigton with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ends on 21st October 2099
With just 80 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.