Having sold my house in Dewsbury last June yet the purchaser is e-mailing every few hours to say her lawyer needs to hear from mysolicitor. What should have happened following completion?
Post completion of your sale your solicitor should forward the transfer documentation and all of the paperwork to the purchaser's lawyers. If applicable, your lawyer must also send confirmation that the legal charge in favour of the lender has been redeemed to the purchasers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Dewsbury.
I am assisting my aunt sell her property in Dewsbury. Does the solicitor arrange an EPC or it is for the owner to coordinate?
After the demise of HIPs, energy performance certificates was maintained a compulsory component of moving house. An energy performance certificate should be to hand before the property is placed on the market. It is not a task that lawyers normally organise. Where you are using a Dewsbury conveyancing practitioner they might be able to arrange energy performance certificates due to their relationships with long established local assessors
is it true that all Dewsbury solicitor firms on the Skipton conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Skipton approved list of solicitors they would need to be overseen by the SRA. Some banks do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Dewsbury building society branch on numerous occasions and was reassured it wasn't a problem and they would lend. My Dewsbury conveyancing solicitor - who is on the lender conveyancing panel- called and was told they will not lend based on their published requirements. Who do I believe?
Provided that the solicitor is on the mortgage company approved list, they must comply with the CML Handbook conditions for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what was supposed to be a straight forward, chain free conveyancing. Dewsbury is the location of the property. Can you offer any assistance?
Flying freeholds in Dewsbury are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Dewsbury you must be sure that your lawyer goes 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 Dewsbury may ascertain 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 property.
I'm refinancing my primary home to a BTL loan with Virgin Money and intend to use the remaining equity as a down payment on another property. The neighborhood we are looking at is Dewsbury. Will your lawyers be able to act for the two lenders and tie in the two deals?
Do use our comparison tool on this site to check that the lawyers are approved by both mortgage companies. On the basis that they are the conveyancer will be able to simultaneously deal with the two conveyancing matters but you should talk with you lawyer and make clear your desired outcome and requirements.
Last August I purchased a leasehold property in Dewsbury. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee 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 ensure 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 purchased a basement flat in Dewsbury, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Dewsbury with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease runs out on 21st October 2093
With just 67 years left to run we estimate the price of your lease extension to be between £10,500 and £12,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional 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.
My folks cant seem to find their Dewsbury property on the HMLR site. They have a vague recollection fifty years ago when they bought the property there were complications with the post code not being recognised in some systems.
Almost all premises in Dewsbury should show up. Have you attempted a search to simply the postcode. Usually it should mention all the premises inside the postcode. Where recorded it will show up with a title number. If they bought back in the 70’s it's conceivable it may be unrecorded. The property could still be revealed but with the title number identified as 'na'. In this scenario you will need to locate the original title documentation which could be with your parent’s lender.