We note that you have a post code search directory listing solicitors on the Skipton conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Horsford?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Horsford.
we are a couple who are hoping to buy a newbuild apartment in Horsford with a loan from Alliance & Leicester .We have a Horsford conveyancing practitioner but Alliance & Leicester advised that his firm is not on their "panel". We have to appoint a Alliance & Leicester panel lawyer or retain our high street solicitor and fork out for a Alliance & Leicester panel lawyer to act for them. This seems very unfair; Can we not simply insist that Alliance & Leicester use our lawyer?
No, not really. The mortgage issued to you is subject to its various provisions, a common one being that lawyers must be on the Alliance & Leicester conveyancing panel. in the past, most mortgage companies had large numbers of law firms on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Alliance & Leicester
Have just purchased a repossessed house at auction in Horsford. Conveyancing is necessary. What happens now?
Having legally bound yourself to purchase you will need to instruct a conveyancing practitioner quickly as you will have a tight deadline in which to complete the purchase. Every auction property will ordinarily have a bespoke legal set of papers. This will likely include the copy title deeds, local authority and drainage searches. If you have purchased leasehold property the conveyancing papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to a leasehold property. You need to pass this on to your appointed conveyancing solicitor ASAP. Do make sure that you have funds organised to complete on the on the contractual date .
I had a mortgage agreed in principle with HSBC. Horsford conveyancing practitioners are selected. How long does it take for HSBC to send the offer to the conveyancer?
There is no definitive answer here. Have HSBC conducted the valuation? Have you advised HSBC as to your lawyers' details and checked that your lawyers are on the HSBC conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I am due to exchange contracts on my apartment. I had a double glazing fitted in July 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Skipton are being difficult. The Horsford solicitor who is on the Skipton conveyancing panel is recommending indemnity insurance as a solution but Skipton are requiring a building regulation certificate. Why do Skipton have a conveyancing panel if they don't accept advice from them?
It is probably the case that Skipton have referred the matter to their valuer. The reason why Skipton may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
In what way does the Landlord & Tenant Act 1954 affect my business property in Horsford and how can you help?
The particular law that you refer to gives a safeguard to business leaseholders, giving them the a statutory right to make a request to court for a continuation of occupancy at the end of an expired lease. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing solicitors who use the act for protection and help with commercial conveyancing in Horsford
As co-executor for the estate of my grandmother I am disposing of a property in Swansea but reside in Horsford. My solicitor (based 300 kilometers awayrequires that I sign a statutory declaration before the transaction finalising. Could you suggest a conveyancing solicitor in Horsford to witness this legal document for me?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or qualified solicitor will be fine regardless of whether they are located in Horsford
I've recently bought a leasehold house in Horsford. Am I liable to pay service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
Horsford Leasehold Conveyancing - A selection of Queries before Purchasing
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The majority of Horsford leasehold flats will incur a service bill for the upkeep of the building invoiced by the landlord. Should you buy the apartment you will have to pay this amount, usually periodically during the year. This could vary from a couple of hundred pounds to thousands of pounds for bigger purpose-built buildings. In all likelihood there will be a ground rent to be met annual, this is usually not a significant amount, say around £50-£100 but you need to check as occasionally it can be many hundreds of pounds. It would be prudent to investigate if the the lease includes any adverse restrictions in the lease. For instance it is very common in Horsford leases that pets are not permitted in in a block in Horsford. If you like the apartmentin Horsford but your cat can’t move with you then you have a very difficult decision. What is the yearly service fee and ground rent?