I am acquiring property in Liss. My Conveyancer has never been on on the mortgage company solicitor panel. Can I still continue with my Liss conveyancing solicitor even though they are not on the mortgage company panel?
Various options include
- Complete the deal with your preferred Liss property lawyer but your mortgage company will undoubtedly use a lawyer from their conveyancing panel. This will result in additional cost and probable delay.
- Choose a new solicitor to conduct the conveyancing, ensuring that they are on the bank conveyancing panel.
- Convince your conveyancer to do everything within their powers to get accepted on the mortgage company panel of solicitors
Despite weeks of looking the Title Certificate and documents to our home are lost. The solicitors who conducted the conveyancing in Liss 10 years ago have long since closed. Will I be able to sell the house?
Assuming you have a registered title the information relating to your ownership will be recorded by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, identify your house and get current copies of the property title for less than a fiver. Where the property is Leasehold then the Land Registry will usually retain a file copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Yesterday I discovered that there is a flying freehold issue on a property I put an offer in last month in what should have been a straight forward, no chain conveyancing. Liss is the location of the property. Is there any guidance you can impart?
Flying freeholds in Liss are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Liss you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Liss 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.
As co-executor for the estate of my uncle I am selling a house in Neath but I am based in Liss. My solicitor (approximately 260 kilometers from mehas requested that I sign a stat dec before completion. Can you recommend a conveyancing practitioner in Liss to attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or qualified solicitor will suffice regardless of whether they are Liss based
Can you offer any advice when it comes to choosing a Liss conveyancing firm to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Liss conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Liss conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
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How familiar is the practice with lease extension legislation? How many lease extensions has the firm completed in Liss in the last year?
I bought a 2 bed flat in Liss, conveyancing having been completed 10 years ago. How much will my lease extension cost? Similar flats in Liss with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2100
With only 74 years remaining on your lease we estimate the premium for your lease extension to be between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
We have AIP from Accord Mortgages Ltd who said that they will loan up to £218k. When do I need to instruct a solicitor for conveyancing? Liss is where we plan to move to.
You can appoint a conveyancer now so that the conveyancer can open the file so they can commence their AML checks etc. Once you wish them to start work you will be asked for a payment on account usually about £225. That would generally be once you have the mortgage offer and survey back, but if you want to speed the process you can start quicker even though you may be risking some money.