I am expecting a mortgage with Santander. I intend to retain the legal services of a Licensed Conveyancer in New Milton. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
I am aiming to move property in January. Does my conveyancing solicitor liaise with the removal company on the day of completion. As an aside, can you recommend a removal company in New Milton. Conveyancing lawyer was found before I stumbled across your website.
On the day of completion you will need to pick up the keys from your estate agent however this should only be done once the sellers solicitors advise the agent that the monies to complete are in and the keys can be collected. You can tell the removal men that you are ready to move in. We do not recommend a particular removal company but can help you choose a residential property solicitor in New Milton or a solicitor that specialises in conveyancing in New Milton.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a New Milton property lawyer on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Yorkshire BS mortgage from the register. Yorkshire BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Completion of my purchase has taken place for my property in New Milton. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
Most banks and building societies have complaints procedures. Your first point of contact should be one of the lender’s branches or the Customer Services Team at head office. In most cases complaints to a lender are resolved very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I have justdiscovered that Stirling Law have closed. They carried out my conveyancing in New Milton for a purchase of a freehold house 12 months ago. How can I establish that my home is in my name in the name of the former proprietor?
The quickest method to check if the property is in your name, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of New Milton conveyancing specialists.
I am buying a new build flat in New Milton. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in New Milton
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Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. There must be mutual enforceability of lessee’s covenants.
How do I use the search facility to choose a conveyancing lawyer in New Milton on the approved list for my bank?
First pick a mortgage company such as Halifax, Virgin Money or Bank of Ireland then specify your preferred area e.g. New Milton. Conveyancing firms in New Milton and nationally will then be listed.
I have recently realised that I have Sixty One years unexpired on my lease in New Milton. I now want to extend my lease but my freeholder is can not be found. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have used your best endeavours to locate the freeholder. In some cases a specialist may be useful to conduct investigations and prepare a report to be accepted by the court as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering New Milton.
I bought a ground floor flat in New Milton, conveyancing having been completed 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent flats in New Milton with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ceases on 21st October 2082
You have 57 years left to run we estimate the price of your lease extension to range between £26,600 and £30,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.