We had appointed solicitors locally in Crowland on the Co-operative solicitor panel. They have just invoiced me a supplemental sum for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee specified by Co-operative?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can levy a fee for this. The charge is not set by Co-operative but by your Crowland lawyer. Plenty of firms on the Co-operative panel will levy ’dealing with mortgage’ fee and others do not.
We expect to receive a OIP from Virgin Money this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Virgin Money recommend any Crowland solicitors on the Virgin Money conveyancing panel, or is it better to go independently?
You will need to appoint Crowland solicitors independently although you'll need to choose one on the Virgin Money conveyancing panel. The solicitor represents both you and Virgin Money through the process.
Our sealed bid on a house in Crowland has been accepted, the vendors do however have an associated purchase. The vendors have offered on a property, but it’s not been accepted yet, and have viewings of other apartments in the pipeline. I have chosen a high street conveyancing solicitor in Crowland. What do I do now? When should I get the mortgage application with Bank of Ireland 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 approx one thousand pounds, then valuation, Crowland conveyancing search costs, etc). First, you must ensure that your conveyancing practitioner is on the Bank of Ireland approved list. As to the next steps this very much depends on the uniqueness of your transaction, desire for the property and on the state of the market. In a buoyant market the majority of home buyers will apply for the mortgage with Bank of Ireland and arrange for the valuation and only if it comes back ok would they request their conveyancer to move forward with searches.
I used Stirling Law a few years ago for my conveyancing in Crowland. Now, I need the documents however cannot find the solicitor. What do I do?
Do call the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Crowland of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I decided to have a survey done on a house in Crowland before appointing solicitors. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not grant a loan on this type of house.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can investigate further via the appropriate bank. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Crowland. Conveyancing will be smoother if you use a solicitor in Crowland especially if they are accustomed to such properties in Crowland.
We're new to the buying process - agreed a price, but the property agent has warned us that the owners will only move forward if we use their chosen solicitors as they need a ‘quick sale’. We would rather use a local solicitor who is accustomed to conveyancing in Crowland
It is unlikely the owners are driving this. If they desire ‘a quick sale', alienating a serious buyer is not the way to achieve this. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to use your own,trusted Crowland conveyancing lawyers - rather thanthose that will give their estate agent a referral fee or achieve conveyancing thresholds pre-set by corporate headquarters.
Having checked my lease I have discovered that there are only Fifty years remaining on my lease in Crowland. I am keen to get lease extension but my landlord is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have made all reasonable attempts to track down the freeholder. In some cases a specialist should be helpful to carry out a search and to produce an expert document which can be used as proof that the landlord is indeed missing. It is wise to seek advice from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court covering Crowland.
Crowland Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to Purchasing
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The prefered form of lease arrangement is a share of the freehold. In this arrangement the tenants enjoy control and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. It is important to be aware if window replacement or some other major work is pending to be shared amongst the tenants and will materially impact the level of the maintenance charges or require a specific payment. Is the freehold reversion owned jointly by the tenants?
What is the difference between surveying and conveyancing in Crowland?
Conveyancing - in Crowland or anywhere in England and Wales - is the process of legally transferring legal title of property from one person to another. It therefore includes the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you are buying and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the buying price down or asking the vendor to fix the problems prior to you complete your move.