I am planning to acquire a house and require a conveyancing solicitor in Plasmarl who is on the Leeds Building Society approved. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Leeds Building Society in certain locations such as Plasmarl. We dont recommend any particular firm.
I am the single recipient of my late father’s will and I have everything in my name now, including the house in Plasmarl. The Plasmarl property was put into my name in November. I want to move. I understand that there is a Mortgage Lenders six month 'rule', meaning my property ownership will be considered the same way as if I'd bought the house in November. Do I have to wait half a year to sell?
The CML handbook requires conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be impacted by that. many mortgage companies would take a sensible view as this clause principally exists to identify the purchase and immediately sell or the quick reselling of property.
I recently had an offer accepted on an apartment in Plasmarl. My mortgage broker pressured me to appoint their solicitor. I paid an upfront payment of £175. A few days later, the solicitor contacted me sheepishly admitting that they were not on the TSB conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the TSB panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Having digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Plasmarl solicitor - who is on the RBS conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Plasmarl surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
It has been four months following my purchase conveyancing in Plasmarl completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £215,000. 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.
Just had an offer accepted on a new build apartment in Plasmarl. 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.
Set out below is a sample of a selection of leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Plasmarl
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. There must be mutual enforceability of lessee’s covenants. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme.
I opted to have a survey completed on a property in Plasmarl in advance of instructing lawyers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some lenders will refuse to grant a loan on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you contact us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Plasmarl. Conveyancing may be slightly more expensive based on your lender's requirements.
We are FTB’s just having agreed a price on a property in Plasmarl, and need to get solicitors lined up. I have made use of the various comparison tools and the quotes are from all across the country. Is it important to have a Plasmarl lawyer local to your prospective new home? We are willing to do everything electronically, but I guess at some stage we may need to physically go into the solicitor's office to sign contracts?
The conveyancer does not need to be in Plasmarl, but choosing local means that you can visit their offices if required, for instance, if a signature is immediately necessary. Furthermore, a Plasmarl solicitor is likely to be familiar with local agents and (if the vendor has instructed a local conveyancer) with them, which should help keep things moving faster.