We are intending to buy a 1 bedroom apartment in Cannington with a mortgage. We wish to retain our Cannington lawyer, however the lender says she’s not on their "panel". It appears that we have no option but to select one of the lender panel conveyancing practices or keep our Cannington lawyer as well as pay for one of their panel firms to act for them. We regard this is unjust; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower 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. A further alternative is for your Cannington conveyancing solicitor to apply to be on the conveyancing panel.
My relative suggested that if I am purchasing in Cannington I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Cannington conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Cannington around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Cannington Education with plans and statistics, Local Amenities and other useful data concerning Cannington.
I purchased my home on 7 July and my personal details is yet to be on the land registry website. Any reason for this? My conveyancing solicitor in Cannington said it would be registered in less than a month. Are titles in Cannington particularly slow to register?
As far as conveyancing in Cannington registration is no faster or slower than anywhere else in England and Wales. As opposed to being determined by geographic area, timeframes can adjust according to who lodges the application, whether there are errors and if the Land registry need to notify any third parties. At present approximately three quarters of such applications are fully addressed in less than three weeks but some can be subject to protracted hold-ups. Registration is effected once the buyer is living at the property therefore 'speed' is not typically an essential issue but if there is a degree of urgency associated with the registration then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I've recently found out that there is a flying freehold element on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Cannington is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cannington are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cannington you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cannington 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 am selling my property. My previous lawyers have shut. I would be grateful for any recommendation of a conveyancing firm. I happen to live in Cannington if that makes a difference.
You should use our search tool to help you find a solicitor for your conveyancing in Cannington. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move runs smoothly.
Last November I purchased a leasehold house in Cannington. Do I have any liability for service charges for periods before my ownership?
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. It is an essential part 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 own a 2 bed flat in Cannington, conveyancing was carried out 7 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Cannington with a long lease are worth £216,000. The ground rent is £50 invoiced every year. The lease runs out on 21st October 2094
With 69 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.