I am buying an apartment in Barton le Willows. My property lawyer is not listed on the bank approved panel. Can I still appoint my Barton le Willows conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
You have a number of choices available to you here
- Carry on with your chosen Barton le Willows conveyancing practitioner but your lender will no doubt instruct a property lawyer on their approved panel. This will result in additional charges and potential interruption.
- Get a fresh lawyer to conduct the conveyancing, obviously checking they are on the mortgage company conveyancing panel.
- Convince your property lawyer to do everything possible to join the mortgage company panel of solicitors
I require quick conveyancing in Barton le Willows as I am under a deadline to exchange contracts in less than 3 weeks. Fortunately I do not require a mortgage. Can I decline from having conveyancing searches to save fees and time?
As you are are a mortgage free buyer you have the choice not to do searches although no law firm would advise that you don't. Drawing on years of experience of conveyancing in Barton le Willows the following are examples of issues that can be revealed and therefore impact the marketability of the property: Enforcement Notices, Outstanding Fees, Outstanding Grants, Road Schemes,...
three months have gone by following my purchase conveyancing in Barton le Willows took place. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I opted to have a survey completed on a house in Barton le Willows before appointing solicitors. I have been told that there is a flying freehold element to the property. Our surveyor has said that some banks will refuse to issue a loan on this type of home.
It varies from the lender to lender. Lloyds has different instructions for example to Birmingham Midshires. Should you wish to telephone us we can investigate further with the relevant bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Barton le Willows. Conveyancing may be slightly more expensive based on your lender's requirements.
I would like to rent out my leasehold apartment in Barton le Willows. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
Even though your last Barton le Willows conveyancing lawyer is not available you can review your lease to check if it allows you to sublet the property. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you are obliged to seek permission from your landlord or some other party in advance of subletting. The net result is that you cannot sublet without first obtaining permission. The consent is not allowed to be unreasonably withheld. If your lease does not allow you to sublet you should ask your landlord if they are willing to waive this restriction.
I own a 2 bed flat in Barton le Willows, conveyancing having been completed October 1997. 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? Comparable properties in Barton le Willows with a long lease are worth £180,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2084
With 59 years unexpired we estimate the price of your lease extension to range between £20,900 and £24,200 as well as costs.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
What are my options where I am unhappy with the conveyancer who handled our conveyancing in Barton le Willows?
Occasionally the level of service you receive is not as you expect, and unfortunately occasionally things do go wrong. Nevertheless there is recourse if you were unhappy with your conveyancing in Barton le Willows. This varies from trying to resolve matters directly with them, through to reporting a conveyancing practitioner to their governing body. If things still aren’t resolved you may consider enlisting the help of the Legal Ombudsman.