I am expecting a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Driffield solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Driffield solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Driffield solicitor on the Nottingham panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Nottingham mortgage from the register. Nottingham, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
Completion of my remortgage has taken place for my property in Driffield. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Despite weeks of looking the Title Certificate and documents to our house can not be found. The conveyancers who handled the conveyancing in Driffield 10 years ago are no longer around. What do I do?
Nowadays there are duplicates made of almost everything, and your conveyancer will be aware exactly where to locate all the appropriate documentation so you may purchase or sell your property without any difficulty. If copies are not available, your conveyancer can put in place insurance or indemnities protecting you against future claims on the property.
I have been on the look out for a leasehold apartment up to £245,000 and found one near me in Driffield I like with amenity areas and transport links nearby, the downside is that it only has 52 years on the lease. There is not much else in Driffield in this price bracket, so just wondered if I would be making a grave error acquiring a short lease?
If you require a home loan the shortness of the lease will likely be an issue. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least twenty four months you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this matter.
In sourcing the world wide web for the term conveyancing in Driffield it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the suitable solicitor for my move?
The ideal method of choosing the right conveyancer is via personal referral, so seek the counsel of colleagues and those you trust who have acquired a property in Driffield or a local estate agent or financial adviser. Fees for conveyancing in Driffield vary, so it's a good idea to secure a minimum of three costs illustrations from varying types of law firms. Dont forget to clarify that the fees are fixed.
Last January I purchased a leasehold house in Driffield. 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 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 bought a basement flat in Driffield, conveyancing formalities finalised 9 years ago. How much will my lease extension cost? Equivalent properties in Driffield with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced every year. The lease ceases on 21st October 2086
With only 61 years remaining on your lease the likely cost is going to range between £18,100 and £20,800 plus professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive due diligence. You should 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. Please do not take any other action based on this information without first seeking the advice of a professional.
The conveyancers conducting our conveyancing in Driffield has sent papers to review that show the land is unregistered with epitome documents. Is it not the case that all properties in Driffield are registered?
It is a rare occurrence indeed to find premises in Driffield to be unregistered. An 'epitome' is basically a dossier of photocopies of documents affecting an unregistered title. Plenty of Driffield conveyancing lawyers should be able to handle this type of conveyancing but in the event that uncertainty prevails the conventional advice these days seems to be for the seller to register the title first and then deal with the disposal - this no doubt result in a drawn-out conveyancing.