In the event thatI was to buy a simple residential propertyin Old Swan for cash and dispense with a survey and no local authority searches how much would I expect to have to pay for conveyancing in Old Swan?
The only reduction in fees you would achieve is the disbursement for searches. A property lawyer is required to do the vast majority of work - money laundering, correspond with the sellers solicitor, stamp duty return, register the title etc. You might save a bit for them not needing to register a charge but it will not be significant.
We are buying a house in Old Swan. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit money into their account. What is the protection we have from them run away with our monies?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We expect to receive a OIP from Skipton this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Skipton recommend any Old Swan solicitors on the Skipton conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Old Swan solicitors independently although you'll need to choose one on the Skipton conveyancing panel. The solicitor represents both you and Skipton through the process.
I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, RBS are being pedantic. The Old Swan 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.
I completed on my house on 11 March and my personal details are still not registered. Need I be worried? My conveyancing solicitor in Old Swan expressed confidence that it should be concluded in a couple of weeks. Are titles in Old Swan particularly slow to register?
There is nothing unique about conveyancing in Old Swan registration formalities. Rather than based on location, timeframes can differ according to who lodges the application, whether there are errors and whether the Land registry need to notify any interested parties. Currently approximately 80% of such applications are fully dealt with within two weeks but occasionally there can be protracted delays. Registration occurs after the new owner is living at the property thus 'speed' is not usually an essential issue yet where it is urgent that the the registration takes place urgently then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying my first flat in Old Swan benefiting from help to buy. The developers would not reduce the amount so I negotiated £7000 of extras instead. The sale representative told me not inform my lawyer about the side-deal as it will impact my mortgage with Alliance & Leicester . Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
My wife and I purchased a leasehold flat in Old Swan. Conveyancing and National Westminster Bank mortgage went though with no issue. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Old Swan who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual claiming to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Old Swan conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Old Swan Conveyancing for Leasehold Flats - A selection of Questions you should ask Prior to buying
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Is there a share of the freehold? On the whole the outlay for major works tend not to be wrapped into the maintenance charges, albeit that some managing agents in Old Swan obliged leaseholders to pay into a reserve fund and this is used to offset against larger works. What restrictions exist in the Old Swan Lease?
I've found a house that appears to meet my requirements, at a reasonable figure which is making it all the more appealing. I have since been informed that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Old Swan. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
Most houses in Old Swan are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area can assist with the conveyancing process. We note that you are purchasing in Old Swan so you should seriously consider looking for a Old Swan conveyancing practitioner and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a lessee you will not be entirely free to do whatever you want with the house. The lease will likely included provisions for example obtaining the freeholder’sconsent to conduct changes to the property. It may be necessary to pay a contribution towards the upkeep of the communal areas where the house is located on an estate. Your conveyancer will advise you fully on all the issues.