My partner and I are planning to buy a house in Marston Moretaine and are in fact using a Marston Moretaine conveyancing practice. Within the last couple of days our lawyer has forwarded the sale agreement to be signed with a detailed report in anticipation of exchanging contracts shortly. Halifax have this afternoon contacted us to advise us that they have now hit a problem as our Marston Moretaine solicitor is not on their approved list of lawyers. Please explain?
When purchasing a property with the benefit of a mortgage it is conventional for the purchasers' solicitors to also represent the purchaser's lender. In order to act for a bank or building society a law firm has to be on that lender's conveyancing panel. An application has to be made by the law firm to the lender to become a member of the lender's panel and there are increasingly strict criteria which the firm has to satisfy and indeed some lenders now require their panel members to be part of the Law Society’s Conveyancing Quality Scheme. Your solicitor should contact your bank and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You are not legally obliged to appoint a law firm on the bank's conveyancing panel as you are at liberty to use your preferred Marston Moretaine lawyers, in which case your legal fees may increase, and it may delay matters as you have another set of people involved.
What is the first thing I need to know regarding purchase conveyancing in Marston Moretaine?
You may not hear this from too many lawyers but conveyancing in Marston Moretaine and elsewhere in England and Wales is an adversarial process. Put another way, when it comes to conveyancing there is plenty of opportunity for conflict between you and others involved in the legal transfer of property. For example, the seller, selling agent and even potentially the mortgage company. Choosing a lawyer for your conveyancing in Marston Moretaine should not be taken lightly as your conveyancer is your adviser, and is the ONLY party in the transaction whose responsibility is to act in your legal interests and to keep you safe.
We are witnessing a distinct creep of a "blame" culture- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your conveyancer above the other parties in the home moving process.
I need some quick conveyancing in Marston Moretaine as I am under an ultimatum to complete inside 3 weeks. A mortgage is not required. Is it possible to decline from having conveyancing searches to save money and time?
As you are are a mortgage free purchaser you are at liberty not to do searches although no conveyancer would recommend that you don't. With plenty of history conveyancing in Marston Moretaine the following are instances of what can crop up and adversely impact future mortgageability: Refused Planning Applications, Overdue Fees, Outstanding Grants, Unadopted Roads,...
It has been four months since my purchase conveyancing in Marston Moretaine took place. I have checked the Land Registry website which shows that I paid £200,000 when infact I paid £170,000. 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 premises 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.
If all goes to plan we aim to complete the sale of our £275,000 maisonette in Marston Moretaine in 5 days. The management company has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Marston Moretaine?
For most leasehold sales in Marston Moretaine conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
-
Answering pre-contract enquiries
Where consent is required before sale in Marston Moretaine
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I purchased a ground floor flat in Marston Moretaine, conveyancing having been completed January 1999. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Marston Moretaine with a long lease are worth £211,000. The ground rent is £45 invoiced every year. The lease terminates on 21st October 2093
You have 68 years left to run the likely cost is going to be between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
Whilst your website is a good idea there are many lawyers listed near Marston Moretaine being on the bank conveyancing panel. Can you recommend a specific firm on the lender approved panel?
We do not recommend specific Marston Moretaine firms as the right Marston Moretaine conveyancing solicitor for you depends on where your priorities lie. For example you may require a local firm with Marston Moretaine knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..