Can the conveyancing solicitors identified through your search tool handle auction conveyancing in Ash?
We know of a number of niche practitioners we can connect you with those specialising in auction conveyancing. Ash is one of the many areas of in which our lawyers are based.
Forgive me if this question is silly but I am wet behind the ears as a 1st time purchaser of a garden flat in Ash. Do I pick up the keys to the premises on completion from my lawyer? If this is the case, I will instruct a local conveyancing solicitor in Ash?
On the day of completion you do not need to go to the conveyancers office in Ash. Your solicitors will transfer the purchase money to the owner’s conveyancers, and once they have received this, you will be able to collect the keys from the Estate Agents and start moving into the property. Usually this occurs between 1 and 3pm.
When it comes to lenders such as Co-operative, do Ash conveyancing practitioners incur a yearly amount to be on the list of approved solicitors?
We are unaware of any lender fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have finally had an offer on an apartment in Ash accepted, the sellers do however have a tied purchase. The sellers have offered on on an apartment, but it’s not been accepted yet, and are looking at other apartments booked. I have selected a high street conveyancing solicitor in Ash. What should be my next step? When do I get the mortgage application with Co-operative started?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is in the region of £1k, then valuation, Ash conveyancing search charges, etc). First, you must check that your conveyancer is on the Co-operative conveyancing panel. Regarding the next steps this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. During a rising market the majority of home buyers will apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their conveyancing practitioner to press on with searches.
My wife and I purchased a renovated Edwardian house in Ash. Conveyancing practitioner represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same address. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Ash and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Ash is the location of the property. What do you suggest?
Flying freeholds in Ash are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ash you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ash may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
I've recently bought a leasehold house in Ash. Am I liable to pay 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 owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure 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).
Ash Leasehold Conveyancing - Sample of Queries Prior to buying
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Is the freehold owned jointly by the leaseholders? How much is the ground rent and service charge? It would be wise to discover as much as you can regarding the managing agents as they can either make your life much simpler or uncomfortable. Being a leasehold owner you are frequently at the mercy of the managing agents both financially and when it comes to every day matters such as the cleanliness of the common parts. Ask other people if they are happy with them. In conclusion, investigate as to the dates that you are obliged pay the maintenance charge to the managing agents and specifically what you get for your money.
We are buying a four bedroom flatin Ash with a residential mortgage from a mortgage company. We would like to retain our solicitor in Ash yet our mortgage company says he's not approved on their "panel". It seems we have little choice but to instruct one of the our bank panel firms or keep our Ash conveyancer and incur the extra fees for one of their panel ones to represent our lender. We feel as though this is unjust; Can we not simply insist that our bank use our Ash lawyer?
No, not really. The bank mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the mortgage company's conveyancing panel. Until recently, most banks had open panels, including most conveyancing solicitors in Ash : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your bank.