I am obtaining a mortgage with Santander. My intention is to retain the legal services of a Licensed Conveyancer in Aigburth. Does the Santander Solicitor panel include Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, associated to the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the CLC.
I had intended to instruct a property lawyer in Aigburth for our house purchase. Our broker informed us that our bank Barnsley Building Society won't deal with them. Surely this is unduly restrictive?
A mortgage company may direct that a panel solicitor act for it. Borrowers are liable to bear the charges for this. Do use our database to get a quote from a solicitor to carry conveyancing in Aigburth on the Barnsley Building Society approved list of solicitors.
This question may be naive but I am unexperienced as a 1st time buyer of a ground floor flat in Aigburth. Do I receive the keys to the house on the completion date from my conveyancer? If this is the case, I will appoint a High Street conveyancing solicitor in Aigburth?
On the day of completion you will not be required to go to the conveyancers office in Aigburth. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's conveyancers, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and move into your new home. Usually this occurs early afternoon.
Is there a list of UBS panel conveyancers in Aigburth on the UK Finance Lenders’ Handbook Website?
Unfortunately not yet. There is no such facility on the CML or Building Society Association websites. Very few lenders make their panel listings visible over the internet. Where you are seeking to appoint a Aigburth lawyer on the UBS please make the most of our facility.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Aigburth solicitor - who is on the Virgin Money conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Aigburth surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
How does conveyancing in Aigburth differ for newly converted properties?
Most buyers of new build or newly converted property in Aigburth contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is constructed. This is because house builders in Aigburth typically acquire the real estate, 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 conveyancers 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 Aigburth or who has acted in the same development.
All being well we will complete the sale of our £225,000 maisonette in Aigburth in 10 days. The management company has quoted £420 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Aigburth?
For most leasehold sales in Aigburth conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
-
Completing pre-exchange enquiries
Where consent is required before sale in Aigburth
Copies of the building insurance and schedule
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I invested in buying a ground floor flat in Aigburth, conveyancing formalities finalised November 1996. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Aigburth with an extended lease are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2079
You have 54 years left to run we estimate the price of your lease extension to range between £32,300 and £37,400 as well as professional fees.
The figure 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 detailed due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.
I pay a service charge for my ground floor flat in Aigburth. Due to redundancy and other issues I fell behind with payments. I negotiated a clearance schedule but there is still a couple of remaining to be paid.
I am under pressure to sell and I am nervous that this will hold me back if I have to pay off the amount due in advance. Do I have to settle before - is this possible?
The property lawyer handing your Aigburth sale will hopefully be able to negotiate with the management company, with a new to seeing if they would accept payment from sale proceeds. Here is an example of why it is sensible to use a property lawyer in Aigburth as they may well enjoy an established relationship with the parties.