In what way does my ID and proof of funds have anything to do with my conveyancing in Hanley? Is this really warranted?
Anti-terror and anti-money-laundering rules require solicitors and licensed conveyancers to verify the ID of the potential client they are dealing with prior to agreeing to accepting their conveyancing business. The Terms of Engagement that you are required to sign will no doubt reaffirm this. Your lender will also require certain documents to be checked. Where you refuse to supply identification documents, your conveyancer would not be able to act for you.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Hanley. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Leeds Building Society, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Leeds Building Society will require that you use a conveyancer on the Leeds Building Society conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Leeds Building Society conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Leeds Building Society mortgage is registered as a charge at the Land Registry.
I am assisting my niece sell her flat in Hanley. Does the conveyancer order an energy performance certificate or it is for the owner to see to?
Following the demise of Home Packs, energy assessments was retained a required part of selling a house. An EPC needs to be to hand in advance of the property being advertised. This is not as aspect of the sale process that conveyancers ordinarily arrange. If you are instructing a Hanley conveyancing solicitor they may be able to arrange energy performance certificates due to their contacts with long established Hanley energy assessors
I recently had an offer accepted on a house in Hanley. My mortgage broker suggested a conveyancer. I paid an advanced payment of £150. A couple of days later, the lawyer contacted me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After shopping around on the internet I have found a Hanley property lawyer having checked that they are on the Co-operative conveyancing panel. Does my lawyer arrange the survey of the property?
Co-operative will need an independent valuation of the property. Your lawyer will not arrange this. Usually Co-operative 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 Hanley 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.
I am buying a new build flat in Hanley. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Set out below is a sample of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Hanley
-
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Please supply a car parking plan.
I decided to have a survey done on a house in Hanley ahead of instructing solicitors. I have been advised that there is a flying freehold element to the house. My surveyor has said that some mortgage companies will refuse to give a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different requirements for example to Halifax. If you contact us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Hanley. Conveyancing will be smoother if you use a solicitor in Hanley especially if they regularly deal with such properties in Hanley.
I have just appointed agents to market my 2 bed apartment in Hanley. Conveyancing is yet to be initiated, but I have just received a yearly maintenance charge demand – Do I pay up?
The sensible thing to do is discharge the maintenance contribution as normal given that all ground rent and maintenance invoices will be apportioned on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the next payment 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.
I purchased a 1 bedroom flat in Hanley, conveyancing having been completed 8 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Hanley with a long lease are worth £171,000. The average or mid-range amount of ground rent is £50 yearly. The lease runs out on 21st October 2105
With just 79 years unexpired we estimate the price of your lease extension to be between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.