We are selling our apartment in Pewsey. Does the conveyancer have to be on the UBS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the UBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their specifications fairly frequently currently.
Does a directory service exist listing Bank of Ireland panel solicitors in Pewsey on the Building Society Association’s Website?
Unfortunately not yet. There is no such directory service on the CML or Building Society Association websites. Very few lenders make their panel listings visible on the web. Where you are looking for a Pewsey conveyancer on the Bank of Ireland please make the most of our facility.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Pewsey solicitor on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Please confirm.
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
I am currently in the process of buying my council flat in Pewsey. I have a mortgage agreed with Skipton. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Skipton, you will need to appoint a solicitor on the Skipton conveyancing panel.
My wife and I are downsizing from our property in Pewsey and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Pewsey conveyancer would know this is not the case. It does beg the question why the purchasers instructed a factory type conveyancing firm as opposed to a conveyancing solicitor in Pewsey. Having lived in Pewsey for many years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You need to check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
It has been three months since my purchase conveyancing in Pewsey concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £160,000. 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 property 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.
How simple is it to transfer to a new firm as I have to find one who is on the Alliance & Leicester conveyancing panel. I hired a local conveyancing solicitor in Pewsey five minutes from me but she is not accepted by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Pewsey on the Alliance & Leicester panel. Please note that the property lawyers that we work with do not pay us commission if you instruct them and are regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Pewsey. In utilising the find a conveyancing solicitor tool on this page, you can compare fees for conveyancing solicitors in Pewsey and beyond.
Completion is due on the sale of our £300,000 garden flat in Pewsey in nine days. The freeholder has quoted £360 for Certificate of Compliance, insurance certificate and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Pewsey?
Pewsey conveyancing on leasehold flats often necessitates the buyer’s lawyer submitting questions for the landlord to address. Although the landlord is under no legal obligation to respond to these enquiries most will be content to assist. They are at liberty to invoice a reasonable charge for responding to enquiries or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee invoiced by the landlord must be accompanied by a summary of rights and obligations in respect of administration charges, without which the invoice is technically not due. Reality however dictates that one has little choice but to pay whatever is requested of you should you wish to exchange contracts with the buyer.
Pewsey Leasehold Conveyancing - Examples of Questions you should consider Prior to Purchasing
-
How many of the leaseholders are in arrears for their service charge payments? It would be sensible to find out as much as possible concerning the managing agents as they will impact your use and enjoyment of the property. As the owner of a leasehold property you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues like the tidiness of the common parts. Enquire of other people whether they are happy with them. On a final note, find out the dates that you are obliged pay the service charge to the managing agents and specifically what it includes. How is the lease structured?