Having been told to check out your organisation we were about to use a conveyancing solicitor in Lavenham found by you but stumbled across some other estimates via the web appear less pricey – why is this?
There are a variety of conveyancers advertising at first sight what seems to be cut price. Our recommendation is to think twice about how important this transaction is to you that you are willing to be penny wise pound foolish in relation to the quality of the conveyancing. Some embed fees well inside the terms of business. The conveyancers that we put forward for conveyancing in Lavenham will notbehave this way.
I am buying a property in Lavenham. An unusual aspect is that the roof has a solar panel. Virgin Money have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Virgin Money your lawyer must check the formal requirements set out in Section 2 of UK Finance Lenders’ Handbook for Virgin Money. The CML Handbook includes minimum conditions for solar panel roof-space leases, and property lawyers are required to report to Virgin Money where a lease fails to meet these conditions. The conditions relate to the installation of panels on properties in England and Wales and is not restricted to Lavenham.
Completion of my remortgage has taken place for my property in Lavenham. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. Who do I contact should I wish to lodge a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lavenham solicitor - who is on the Yorkshire BS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Yorkshire BS will need an independent valuation of the property. Your lawyer will not arrange this. Usually Yorkshire BS 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. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Lavenham postcode. As you are getting a mortgage with Yorkshire BS, you could contact them to see if they have a list of approved surveyors in Lavenham.
I own a renovated Victorian house in Lavenham. Conveyancing solicitor acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same property. I'd like to know for sure, how can I find out??
You need to read the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lavenham and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the work.
How do I search for a Lavenham law firm on the Godiva Mortgages Ltd conveyancing panel? I have a car and am happy to travel upto 10kilometers to meet the lawyer.
Feel free to make use of the facility on this page. Please choose the bank and your location and you will see a number of Lavenham conveyancing lawyers based on proximity. We have listed some Lavenham conveyancing firms towards the end of this page and you can contact them to check if they are on the Godiva Mortgages Ltd panel
I need to find a conveyancing solicitor for my conveyancing in Lavenham. I've chance upon a site which looks to be the perfect solution If it is possible to get all the legals completed via email that would be preferable. Should I be concerned? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I've recently bought a leasehold flat in Lavenham. Am I liable to pay service charges for periods before my ownership?
In a situation 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. However, 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).
Lavenham Leasehold Conveyancing - Sample of Queries before buying
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Are there any major works anticipated that could increase the maintenance costs? Is there a share of the freehold? Its a good idea to find out as much as you can concerning the company managing the building as they can either make your living at the property much easier or uncomfortable. Being a leasehold owner you will be in the clutches of the managing agents both financially and when it comes to practical issues such as the upkeep of the communal areas. Enquire of other tenants if they are happy with them. In conclusion, find out the dates that the service charges are due to the appropriate party and precisely what it includes.