We're in Lydiate and Melling, First timers purchasing with a mortgage (lender is Bank of Ireland , and our solicitor is on the Bank of Ireland conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Bank of Ireland conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
A friend informed me that in buying a property in Lydiate and Melling there may be various restrictions limiting what one can do in terms of external changes to a property. Is this right?
There are a number of properties in Lydiate and Melling which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Lydiate and Melling should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Can you point me to a directory of Barclays panel solicitors in Lydiate and Melling on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the CML or Building Society Association sites. Very few banks make their panel listings available over the internet. Where you are seeking to appoint a Lydiate and Melling lawyer on the Barclays please use our facility.
I am selling my apartment. I had a double glazing fitted in January 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being difficult. The Lydiate and Melling solicitor who is on the RBS conveyancing panel is saying indemnity insurance will be fine but RBS are insisting on a building regulation certificate. Why do RBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that RBS have referred the matter to their valuer. The reason why RBS 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.
It has been 2 months since my purchase conveyancing in Lydiate and Melling took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
As co-executor for the estate of my grandfather I am selling a residence in Swansea but I am based in Lydiate and Melling. My solicitor (based 260 miles awayrequires that I sign a stat dec before completion. Can you recommend a conveyancing lawyer in Lydiate and Melling to witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or qualified solicitor will do regardless of whether they are Lydiate and Melling based
Last October I purchased a leasehold house in Lydiate and Melling. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee 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).
I inherited a studio flat in Lydiate and Melling, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Lydiate and Melling with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 yearly. The lease runs out on 21st October 2091
With 65 years left to run we estimate the price of your lease extension to range between £13,300 and £15,400 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
Should I cancel the direct debit for my mortgage with Bank of Ireland as soon as a completion date for my home sale in Lydiate and Melling has been agreed?
No, you must keep paying any mortgage payments to Bank of Ireland until the mortgage is repaid out of the proceeds of sale as part of your Lydiate and Melling conveyancing.