Unfortunately I am unable to travel far from Fleetwood. I would like to know the logic why all Fleetwood conveyancers are not on all bank panels?
As unjust as it may seem for mortgage companies to restrict who can represent them, from the public’s or conveyancer’s point of view, the other side of the coin is that lending institutions are increasingly anxious and feel it imperative to protect them against illegal activities. As a consequence of this concern mortgage companies are limiting their panel of approved conveyancing lawyers to a size that they are happy to control.
I am the registered owner of a freehold house in Fleetwood yet invoiced for rent, why is this and what is this?
It’s unusual for properties in Fleetwood and has limited impact for conveyancing in Fleetwood but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for many centuries, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 is to be dispensed with completely.
This question may be naive but I am new to the home moving as FTB of a two bedroom flat in Fleetwood. Do I collect the keys to the premises on completion from my lawyer? If this is the case, I will appoint a High Street conveyancing solicitor in Fleetwood?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and shortly after the monies have arrived, you will be able to receive the keys from the Estate Agents and move into your new home. Usually this occurs between 1 and 3pm.
Last month we had a mortgage agreed in principle with Skipton. Fleetwood conveyancing solicitors are instructed. How long does it take for Skipton to send the offer to the conveyancing practitioner?
Some lenders take longer than others. Have Skipton conducted the valuation? Have you advised Skipton as to your lawyers' details and checked that your lawyers are on the Skipton conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
The formalities of my purchase has taken place for my property in Fleetwood. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Most 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. We understand that complaints to a lender are resolved very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
What will a local search reveal regarding the house we're purchasing in Fleetwood?
Fleetwood conveyancing often commences with the submitting local authority searches directly from your local Authority or via a personal search company for instance PSG The local search plays an important part in many a Fleetwood conveyancing purchase; that is if you wish to avoid any unpleasant surprises after you move into your new home. The search should provide information on, amongst other things, details on planning applications applicable to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Back In 2008, I bought a leasehold flat in Fleetwood. Conveyancing and Godiva Mortgages Ltd mortgage organised. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1996. The conveyancing solicitor in Fleetwood who acted for me is not around. What should I do?
First contact the Land Registry to make sure that this person is in fact the new freeholder. It is not necessary to instruct a Fleetwood conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a studio flat in Fleetwood, conveyancing was carried out in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Fleetwood with a long lease are worth £227,000. The ground rent is £50 yearly. The lease comes to an end on 21st October 2098
With just 72 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
Do I stop the direct debit for my mortgage with Aldermore as soon as a completion date for my home sale in Fleetwood has been agreed?
You would be well advised to keep meeting any mortgage sums to Aldermore pending the mortgage being discharged from the proceeds of sale as part of your Fleetwood conveyancing.