I am buying a new build flat in Ackworth. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Ackworth you will have to appoint a solicitor on your mortgage company's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Ackworth.
I am assisting my aunt sell her house in Ackworth. Will the solicitor commission the EPC or it is for the owner to coordinate?
Following the abolition of Home Information Packs, energy performance certificates became a required component of moving property. An energy performance certificate needs to be commissioned before the property is put on the market. This is not something that solicitors normally organise. Where you are instructing a Ackworth conveyancing lawyer they may be willing to arrange EPC’s given their relationships with long established local energy assessors
I'm in the throws of viewing apartments in Ackworth and I am now considering a potential offer. Is it sensible to have a solicitor on ‘stand by’? I intend to finance via a home loan with Aldermore.
It would be sensible to commence your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their contact information on to the EA. As you are obtaining a mortgage with Aldermore, ask your prospective lawyers if they are on the Aldermore conveyancing panel otherwise they can't do the mortgage legal work.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Ackworth lawyer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
A friend advised me that where I am purchasing in Ackworth I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Ackworth conveyancing searches. It is a large document of more than thirty pages, listing and setting out important information about Ackworth around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Ackworth Education with maps and statistics, Local Amenities and other useful information regarding Ackworth.
I have been on the look out for a flat up to £305k and identified one close by in Ackworth I like with open areas and railway links nearby, however it only has 49 remaining years left on the lease. There is not much else in Ackworth suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the shortness of the lease may be an issue. Discount the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you may ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this matter.
I own a leasehold flat in Ackworth. Conveyancing and HSBC Bank mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Ackworth who previously acted has long since retired. Do I pay?
The first thing you should do is make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is in fact the new freeholder. There is no need to incur the fees of a Ackworth conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I acquired a leasehold flat in Ackworth, conveyancing formalities finalised in 2004. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Ackworth with a long lease are worth £195,000. The ground rent is £45 per annum. The lease runs out on 21st October 2089
With only 63 years left to run we estimate the price of your lease extension to span between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns 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 placing reliance on this information before getting professional advice.
Me and my husband are disposing of a Ackworth apartment we inherited ten years ago in 2009. I have over a decades worth of conveyancing knowledge and, now retired, see no reason not to do my own conveyancing. The buyer's lawyer has informed me that their building society will not allow us to do our own conveyancing requiring the funds to be transferred to a solicitor's bank account.
Lending requirements to conveyancers from all mainstream lenders state that If the seller is not legally represented the borrower's lawyers should check whether the mortgage company needs to be informed so that a decision can be made as to whether they are prepared to progress.