I require conveyancing for a flat in a relatively new development (seven years old) in Prenton. The vast majority the appartments have already been sold. Do I need carry out the local searches as part of conveyancing in Prenton?
You would be opening yourself up to an unnecessary risk in failing carrying out Prenton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would absolutely advise in no uncertain terms that you have them. If accelerating the process and price are primary concerns you should consider with your conveyancer about the options such as indemnity insurance available to you
What is the first thing I need to know regarding purchase conveyancing in Prenton?
Not many law firms or advisers will tell you this but conveyancing in Prenton or throughout England and Wales is often a confrontational experience. Put another way, when it comes to conveyancing there exists an abundance of room for confrontation between you and other parties involved in the house moving process. For example, the seller, selling agent and even potentially the mortgage company. Appointing a lawyer for your conveyancing in Prenton is a critical decision as your conveyancer is your adviser, and is the ONLY party in the process whose interest is to protect your best interests and to protect you.
Every so often a potential adversary may try and sway you that it is in your interests to do things their way. For instance, the property agent may claim to be assisting by suggesting your conveyancer is slow. Or your financial adviser may tell you to do take action that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties in the home moving process.
We have a mortgage agreed in principle with Virgin Money. Prenton conveyancing lawyers are selected. What is the average time that one could expect to receive a mortgage offer from Virgin Money?
Some lenders take longer than others. Have Virgin Money conducted the valuation? Have you informed Virgin Money as to your lawyers' details and checked that your lawyers are on the Virgin Money conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Prenton conveyancer on the Lloyds panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
After weeks of negotiation I have agreed a price on an apartment in Prenton. My financial adviser pressured me to appoint their property lawyer. I paid an on account payment of £200. A few days later, the property lawyer contacted me sheepishly admitting that they were not on the Barclays 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 Barclays 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.
I bought my house on 7 September and my personal details are still not on the land registry website. Should I be concerned? My conveyancing solicitor in Prenton advises it should be concluded in a couple of weeks. Are properties in Prenton uniquely lengthy to register?
There is nothing unique about conveyancing in Prenton registration formalities. As opposed to being determined by geographic area, timescales can differ according to the party submitting the application, whether there are errors and if the Land registry must send notices to any interested parties. Currently roughly 80% of such applications are completed in less than three weeks but some can be subject to extensive hold-ups. Registration occurs after the purchaser has moved in to the property so an expedited registration is not typically primary concern but if there is a degree of urgency associated with the registration then you or your solicitor must communicate with the Registry to express the reasoning for the application to be prioritised.
I am buying a new build apartment in Prenton. Conveyancing is daunting 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Prenton
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Due to the guidance of my in-laws I had a survey completed on a property in Prenton in advance of instructing conveyancers. I have been informed that there is a flying freehold aspect to the house. My surveyor has said that some banks will refuse to grant a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions for example to Nationwide. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Prenton. Conveyancing may be slightly more expensive based on your lender's requirements.