I am purchasing residence in Marple Bridge. My property lawyer has never been on on the bank conveyancing panel. Is it possible for me to retain my Marple Bridge conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?
Your options include
- Complete the purchase with your existing Marple Bridge solicitor but your bank will need to appoint a conveyancing practitioner from their conveyancing panel. This will result in additional charges together with probable frustration.
- Get a fresh conveyancer to act in the purchase, obviously checking they are on the mortgage company conveyancing panel.
- Appeal to your property lawyer to attempt to join the lender panel
We note that you have a search directory listing law firms on the Coventry BS conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Marple Bridge?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Marple Bridge.
We had selected conveyancers with offices in Marple Bridge on the Yorkshire BS solicitor panel. They are now charging me a further sum for dealing with the Yorkshire BS mortgage. Is this a supplemental conveyancing fee specified by Yorkshire BS?
As unfair as it may seem, as long as it’s in their Terms and Conditions or estimate then yes your solicitor can levy a fee for this. This charge is not set by Yorkshire BS but by your Marple Bridge property lawyer. Numerous firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but many firms incorporate it on their overall fee.
I have decided to exercise my right to buy my property in Marple Bridge off the council. I have a mortgage offer with Aldermore. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Aldermore, you will need to appoint a solicitor on the Aldermore conveyancing panel.
I have instructed a Marple Bridge solicitor having checked that they are on the Principality conveyancing panel. Does my lawyer arrange the survey of the property?
Principality will need an independent valuation of the property. Your lawyer will not arrange this. Usually Principality 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 lawyer 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 Marple Bridge postcode. As you are getting a mortgage with Principality, you could contact them to see if they have a list of approved surveyors in Marple Bridge.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what should have been a straight forward, chain free conveyancing. Marple Bridge is the location of the property. Can you offer any assistance?
Flying freeholds in Marple Bridge are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Marple Bridge you must be sure that your lawyer goes through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marple Bridge may decide 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.
Due to complete next month on a basement flat in Marple Bridge. Conveyancing lawyers inform me that they report fully next week. What should I be looking out for?
Your report on title for your leasehold conveyancing in Marple Bridge should include some of the following:
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Ground rent - what is due and when you need to pay, and also know whether this will change in the future You should receive a copy of the lease What the implications are if you are in breach of your lease terms? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Are you allowed to have a pet in the flat?
I invested in buying a split level flat in Marple Bridge, conveyancing was carried out 10 years ago. How much will my lease extension cost? Corresponding flats in Marple Bridge with an extended lease are worth £265,000. The ground rent is £50 charged once a year. The lease finishes on 21st October 2100
With just 75 years remaining on your lease the likely cost is going to range between £8,600 and £9,800 as well as professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.
Please specify the differing property law services that Marple Bridge conveyancing firms deal with?
By and large Marple Bridge conveyancing organisations manage to offer a broad sphere of legal advice to home and land proprietors, sellers, purchasers, freeholders and leaseholders and you can expect them to help you with some of the following services:
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Domestic sale conveyancing in Marple Bridge and wider afield
Private residential purchase conveyancing in Marple Bridge and further afield
Property division, following divorce or breakdown of a relationship Planning permissions and restrictions Staircasing (purchasing additional shares in your home) First registrations