At what point can the exchange of contracts occur in domestic conveyancing in Warrington and am I required to be at the solicitors branch?
Where you are near to one of the conveyancing solicitors in Warrington you are invited in to sign contracts. That being said, the law practices we recommend offer countrywide coverage for conveyancing and provide just as detailed and professional a job for you when dealing with you by post or email. The executing of the purchase agreement is not the point of no return. A signed contract is necessary for the solicitor to officially exchange at the appropriate time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Warrington)to be in the office available at the end of the phone to exchange contracts.
My grandfather passed away six months ago and as sole heir and executor I was left the property in Warrington. The house had a small mortgage remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Lloyds, pay off the mortgage. Is this allowed?
Where you intend to re-mortgage then Lloyds will insist on your using a conveyancer on the Lloyds conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Lloyds conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Lloyds mortgage is registered as a charge at the Land Registry.
The deeds to my house are lost. The lawyers who handled the conveyancing in Warrington 5 years ago have long since closed. What do I do?
As long as the title is registered the information relating to your ownership will be held by HMLR with a Title Number. It is easy to perform a search at the Land Registry, locate your property and get current copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will also normally retain a file copy of the Registered Lease and again, a copy can be retrieved for a small fee.
How does conveyancing in Warrington differ for new build properties?
Most buyers of new build or newly converted property in Warrington approach us having been asked by the seller to exchange contracts and commit to the purchase even before the house is completed. This is because house builders in Warrington usually buy the site, 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 accustomed to new build conveyancing in Warrington or who has acted in the same development.
I decided to have a survey completed on a house in Warrington before appointing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some lenders will not grant a loan on such a home.
It varies from the lender to lender. HSBC has different instructions for example to Halifax. If you call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Warrington. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Warrington to see if the conveyancing will be more expensive.
I've recently bought a leasehold property in Warrington. Do I have any liability for 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 ensure 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 bought a split level flat in Warrington, conveyancing formalities finalised August 1999. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Warrington with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 yearly. The lease finishes on 21st October 2083
You have 58 years left to run we estimate the premium for your lease extension to range between £22,800 and £26,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.