We are purchasing a 1 bedroom apartment in Melling with a mortgage. We wish to retain our Melling solicitor, but the lender says he's not on their "panel". It appears that we have no option but to instruct one of the mortgage company panel firms or continue with our Melling property lawyer as well as pay for one of their panel firms to represent them. We regard this is inequitable; can we not demand that the mortgage company use our Melling lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Melling conveyancing lawyer to apply to be on the conveyancing panel.
My wife and I have a renovated Georgian house in Melling. Conveyancing solicitor represented me and Chelsea Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Melling and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the situation with your conveyancing solicitor who conducted the work.
I've recently found out that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Melling is where the house is located. Is there any advice you can give?
Flying freeholds in Melling are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Melling you must be sure that your lawyer goes through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Melling 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 premises.
In my capacity as executor for the estate of my grandfather I am selling a property in Neath but I am based in Melling. My lawyer (who is 250 kilometers from mehas requested that I sign a statutory declaration prior to completion. Could you suggest a conveyancing practitioner in Melling to witness this legal document for me?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will be fine regardless of whether they are Melling based
Due to exchange soon on a leasehold property in Melling. Conveyancing solicitors have said that they are sending me a report next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Melling should include some of the following:
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The unexpired lease term. You should be advised as what happens when the lease ends, and informed of the importance of not letting the lease term falling below eighty years An explanation concerning the obligations in the lease to to contribute towards maintenance costs - with regard to both the building, and the more general rights a tenant enjoys Are pets allowed in the flat? if lease caters for for a reserve fund? Where does the liability rest to repair and maintain the main walls and foundations. It is essential that you know who is duty bound to repair and maintenance of every part of the building
I purchased a studio flat in Melling, conveyancing formalities finalised in 2009. How much will my lease extension cost? Equivalent flats in Melling with a long lease are worth £206,000. The ground rent is £45 charged once a year. The lease finishes on 21st October 2092
With just 66 years remaining on your lease we estimate the price of your lease extension to range between £12,400 and £14,200 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.
I am due to assess costs for conveyancing in Melling from three solicitor and appoint one. Am I right to ask them to hold tight until I I have my bid accepted on a house.
We suggest that you only get your conveyancer to open a file and order searches once the offer has been accepted on the property particularly as Melling conveyancing searches are a couple of hundred pounds.