Please explain the implications if my solicitor is removed from the UBS Conveyancing panel ahead of completing my conveyancing in Garforth?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
What can a local search reveal about the property my wife and I purchasing in Garforth?
Garforth conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Searches UK The local search is essential in every Garforth conveyancing purchase; as long as you don’t want any unpleasant once you have moved into your property. The search will reveal data on, amongst other things, details on planning applications applicable to the property (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 subject sections.
4 months have elapsed since my purchase conveyancing in Garforth took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I am looking for a leasehold apartment up to £235,500 and found one round the corner in Garforth I like with amenity areas and station in the vicinity, however it only has 49 years on the lease. There is not much else in Garforth in this price bracket, so just wondered if I would be making a grave error buying a lease with such few years left?
If you need a home loan that many years will be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of 2 years you can request that they commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Do I need to be suspicious that estate agents that I am dealing with are suggesting a web based conveyancing firm rather than a local Garforth conveyancing company?
As is the case with lots of professional services, often recommendations from family and friends can be very helpful. Yet there are numerous players in a conveyancing deal; estate agents, financial adviser and banks might all recommend lawyers to appoint. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there might be a financial incentive behind the recommendation. You are at liberty to choose your own lawyer. However, bear in mind that the majority of mortgage providers have an approved list of law firms you are obliged to use for the mortgage related work in your transaction.
I have just appointed agents to market my garden apartment in Garforth.Conveyancing has not commenced but I have just received a yearly maintenance charge invoice – Do I pay up?
It best that you clear the maintenance contribution as you normally would because all rents and maintenance invoices should be apportionedon completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially