Are you able to vouch for a Bank of Ireland sanctioned Glenfield conveyancing lawyer who can have us moved in within two weeks? Am I best advised to unstruct a high street Glenfield conveyancer or a nationwide conveyancer?
We would be happy to suggest some excellent Glenfield conveyancing firms. You can also walk up the high street in Glenfield. Visit some well established law practices and ask to see a conveyancing solicitor for a fee estimate. Discuss your requirements together with the reasons and get an assurance on speed. Choose the lawyer that you trust.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the Principality Solicitor panel ahead of completing my conveyancing in Glenfield?
First, this is a very rare occurrence. 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 at a cost.
This question may be naive but I am wet behind the ears as a 1st time purchaser of a ground floor flat in Glenfield. Do I collect the keys to the house on completion from my lawyer? If this is the case, I will use a High Street conveyancing solicitor in Glenfield?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the completion advance to the seller's lawyers, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
We previously selected conveyancing lawyers based in Glenfield on the Skipton solicitor approved list. They are now charging me a separate amount for the legal aspects of the Skipton mortgage. Is this an additional conveyancing fee specified by Skipton?
Unfortunately, so long as it is in their Terms of Engagement or Quote then yes your conveyancing practitioner is entitled to charge a fee for this. This charge is not set by Skipton but by your Glenfield lawyer. Plenty of firms on the Skipton panel will charge an ‘acting for lender’ fee but many firms include it on their overall fee.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Glenfield property lawyer on the Kent Reliance panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance 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 Kent Reliance mortgage from the register. Kent Reliance, 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 Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
I have todayfound out that Stirling Law have been shut down. They carried out my conveyancing in Glenfield for a purchase of a leasehold apartment 12 months ago. How can I be sure that my home is in my name in the name of the former proprietor?
The quickest way to check if the property is in your name, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Glenfield conveyancing specialists.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a simple, no chain conveyancing. Glenfield is where the house is located. Can you shed any light on this issue?
Flying freeholds in Glenfield are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Glenfield you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Glenfield may determine 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 residence.
Estate agents have just been given the go-ahead to market my 2 bed flat in Glenfield. Conveyancing lawyers have not yet been instructed, but I have recently received a yearly maintenance charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is pay the invoice as usual given that all rents and maintenance payments should be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until 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.
I am the registered owner of a garden flat in Glenfield, conveyancing having been completed in 2004. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Glenfield with over 90 years remaining are worth £170,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2104
With just 78 years remaining on your lease we estimate the premium for your lease extension to range between £7,600 and £8,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.