I have paid off my mortgage with Santander. I assume I don't need a Barlaston conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Barlaston. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. We understand that complaints to a lender are sorted out effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
RBS have agreed my mortgage in principle, my bid on a house in Barlaston has been accepted, what happens next?
Your estate agent will wish to know who your solicitors are (make sure the solicitors are on the bank’s approved list). Call up RBS or the broker and finalise any outstanding forms. RBS will sellect a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes about a week to receive the mortgage offer. RBS will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Barlaston.
Should commercial conveyancing searches disclose proposed roadworks that could impact a commercial land in Barlaston?
Its becoming the norm that commercial conveyancing solicitors in Barlaston will perform a SiteSolutions Highways report as it dramatically cuts the time that conveyancers spend in sourcing accurate data on highways that impact buildings and development assets in Barlaston. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Barlaston.
For every commercial conveyancing transaction in Barlaston it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been addressed adequately may cause delays to Barlaston commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Barlaston.
I moved into my flat on 14 September and the transaction details is not yet on the land registry website. Any reason for this? My conveyancing solicitor in Barlaston said it should be recorded inside ten days. Are properties in Barlaston uniquely lengthy to register?
As far as conveyancing in Barlaston registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timeframes can differ according to who lodges the application, whether there are errors and if the Land registry must send notices to any interested parties. As of today in the region of 80% of such applications are completed in less than three weeks but some can be subject to longer delays. Registration takes place once the purchaser is living at the premises thus registration formalities is not always top priority but if it is urgent that the the registration takes place urgently then you or your conveyancer could communicate with the Registry to express the reasoning for the application to be prioritised.
Hoping to buy a property located in Barlaston and I am already nervous. I couldn't find anything specific about Barlaston. Conveyancing will be needed in due course but do you know about the Barlaston area? or perhaps some other tips you can share?
Rather than looking online forget looking online you should go and have a look at Barlaston. In the meantime here are some basic statistics that we found
Last January I purchased a leasehold property in Barlaston. Do I have any liability for service charges for periods before my ownership?
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. 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 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).
I bought a 1st floor flat in Barlaston, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in Barlaston with an extended lease are worth £197,000. The average or mid-range amount of ground rent is £55 per annum. The lease comes to an end on 21st October 2080
You have 55 years remaining on your lease we estimate the premium for your lease extension to range between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
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 without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before seeking the advice of a professional.
I need to switch lawyers as my Barlaston lawyer is not on the bank's approved list of conveyancing solicitors. Is it advisable to appoint a new law firm?
If you haven't yet instructed a solicitor to do anything for you and have just received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Barlaston that you're thinking of instructing.