Do conveyancers request money on account for my conveyancing in Bramhall?
If you are buying a property in Bramhall your lawyer will request that you place them with monies to cover the search fees. This will be the total of the cost of the conveyancing searches. When the down payment is as part of the sale price then this should be asked for shortly before contracts are exchanged. The final balance that is needed should be sent to your lawyer shortly before completion.
I am considering applying for a Coventry BS mortgage for purchase of a newly converted (under development) in Bramhall with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Coventry BS ?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My conveyancer has informed me that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Bramhall?
The appropriate level of defective lease indemnity insurance should be dictated by who who your lender is. It would differ for example between Yorkshire Building Society and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such insurances.
I recently had an offer accepted on a house in Bramhall. My mortgage broker pressured me to appoint their conveyancer. I paid an advanced payment of £175. Soon after, the conveyancer contacted me to say that they were not on the Clydesdale conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Clydesdale panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I've read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Bramhall solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC 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 Bramhall 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.
Me and my brother have a semi-detached Victorian house in Bramhall. Conveyancing solicitor represented me and TSB. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. I thought I was buying a freehold how can I check?
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Bramhall and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also question the situation with the conveyancing solicitor who conducted the purchase.
I am using a search engine for the words cheap conveyancing in Bramhall it brings up numerous solicitorsin the area. How do I determine which is the suitable property lawyer for the sale of my house?
The ideal way of finding a suitable conveyancer is via trusted referral, so seek the guidance of colleagues and relatives who have purchased a property in Bramhall or a local estate agent or financial adviser. Charges for conveyancing in Bramhall vary, so it's advisable to secure at least three fee estimates from varying types of companies. Be sure to obtain confirmation that the fees are fixed.
Back In 2005, I bought a leasehold house in Bramhall. Conveyancing and Britannia mortgage organised. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Bramhall who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of the Land Registry to be 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 Bramhall conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 1 bedroom flat in Bramhall, conveyancing was carried out 3 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? Comparable flats in Bramhall with over 90 years remaining are worth £190,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2086
With only 62 years left to run the likely cost is going to range between £17,100 and £19,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.