It has come to my attention via my financial adviser that my Ferndown solicitor is not on the mortgage company Solicitor panel. What can I do to be sure if this is correct?
You need to call your Ferndown lawyer directly. You lawyer should advise you of the situation. Where they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I am helping my mother sell her flat in Ferndown. Will the conveyancer commission the energy assessment or do I organise this?
After the demise of Home Packs, energy assessments was retained a required part of moving property. An energy performance certificate needs to be commissioned in advance of the property being marketed. This is not as aspect of the sale process that conveyancers normally arrange. If you are instructing a Ferndown conveyancing practitioner they may be willing to arrange energy performance certificates due to their relationships with long established Ferndown energy assessors
My husband and I are in the throws of viewing houses in Ferndown and I am about to put in an offer. Is it wise to have a property lawyer on ‘stand by’? I am planning to take a mortgage with Principality.
It would be advisable to instigate your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the estate agent. As you are taking out a mortgage with Principality, ask your prospective lawyers if they are on the Principality conveyancing panel otherwise they can't do the mortgage legal work.
I have instructed a Ferndown solicitor having checked that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds 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 Ferndown 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.
Just bought a detached house in Ferndown , What is the estimated time for the Land Registry to deal with the formalities evidencing the transfer to my name? My Ferndown conveyancing solicitor has been painfully slow, so I want to be sure the registration is concluded.
As far as conveyancing in Ferndown is concerned, registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether it is in order and whether the Land registry have to notify any 3rd persons or bodies. Currently approximately three quarters of submission are fully dealt with in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the buyer is living at the premises thus an expedited registration is not usually an essential issue yet if there is a degree of urgency associated with the registration then you or your solicitor should communicate with the Registry to express the reasoning for the application to be prioritised.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what was supposed to be a quick, no chain conveyancing. Ferndown is the location of the property. Is there any advice you can give?
Flying freeholds in Ferndown are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Ferndown you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ferndown 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.
Do you have any advice for leasehold conveyancing in Ferndown from the point of view of expediting the sale process?
- Much of the frustration in leasehold conveyancing in Ferndown can be bypassed where you appoint lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the purchasers’ representatives. If you have the benefit of shareholding in the freehold, you should make sure that you are holding the original share document. Arranging a new share certificate is often a lengthy process and frustrates many a Ferndown conveyancing transaction. If a new share is necessary, you should approach the company director and secretary or managing agents (if relevant) for this as soon as possible. Many landlords or Management Companies in Ferndown levy fees for providing management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The average time it takes to obtain the necessary information is three weeks. It is the most common cause of delay in leasehold conveyancing in Ferndown. In the event that you altered the property did you need the Landlord’s approval? In particular have you installed wooden flooring? Ferndown leases often stipulate that internal structural changes or addition of wooden flooring calls for a licence from the Landlord consenting to such alterations. If you fail to have the paperwork in place you should not communicate with the landlord without checking with your lawyer in advance.
I purchased a 2 bed flat in Ferndown, conveyancing was carried out in 2008. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Ferndown with an extended lease are worth £260,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2099
With only 74 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
I am buying a property and require a conveyancing solicitor in Ferndown who is on the mortgage company solicitor panel. Could you point me in the right direction as regards a Ferndown solicitor?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the mortgage company who do conveyancing in Ferndown. We dont recommend any particular conveyancing practice.