As someone unfamiliar with the Rainhill conveyancing process what’s your top tip you can impart for the legal transfer of property in Rainhill
You may not hear this from too many lawyers but conveyancing in Rainhill and elsewhere in Merseyside is an adversarial process. In other words, when it comes to conveyancing there is lots of opportunity for confrontation between you and others involved in the house moving process. E.g., the vendor, selling agent and sometimes a lender. Appointing a law firm for your conveyancing in Rainhill should not be taken lightly as your conveyancer is your adviser, and is the ONLY person in the legal process whose interest is to look after your legal interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process being so protracted. You your first instinct should be to trust your conveyancer above the other players in the conveyancing process.
I am planning to move property in February. Will my conveyancing solicitor update the removal company on the day of completion. On a separate note, can you suggest a removal company in Rainhill. Conveyancing lawyer was chosen before I stumbled across your page.
On the day of completion you can collect the house keys from your estate agent but this should only take place once the previous owners solicitors confirm to the agent that the monies to complete are in and the keys can be passed over. You should advise the removal company that they can start moving you in. We do not recommend a particular removal company but can help you locate a residential property solicitor in Rainhill or a legal practice with expertise in conveyancing in Rainhill.
Can I be sure that the Rainhill conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Rainhill seeking recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your transaction.
We were going to get a OIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Rainhill solicitors on the Kent Reliance conveyancing panel, or is it better to go independently?
You will need to appoint Rainhill solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
My wife and I own a renovated Victorian house in Rainhill. Conveyancing practitioner represented me and Coventry Building Society. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, the second leasehold with the exact same property. I thought I was buying a freehold how can I check?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Rainhill and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Rainhill differ for newly converted properties?
Most buyers of new build property in Rainhill approach us having been asked by the builder to sign contracts and commit to the purchase even before the premises is ready to move into. This is because new home sellers in Rainhill usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Rainhill or who has acted in the same development.
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Rainhill I like with a park and transport links nearby, however it only has 49 remaining years left on the lease. There is not much else in Rainhill suitable, so just wondered if I would be making a grave error acquiring a short lease?
If you need a mortgage that many years will likely be an issue. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for at least twenty four months you may request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
What are the frequently found deficiencies that you encounter in leases for Rainhill properties?
There is nothing unique about leasehold conveyancing in Rainhill. Most leases are individual and legal mistakes in the legal wording can sometimes mean that certain clauses are wrong. For example, if your lease is missing any of the following, it could be defective:
-
Repairing obligations to or maintain elements of the premises
You could have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. Yorkshire Building Society, Norwich and Peterborough Building Society, and Nottingham Building Society all have express requirements when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to pull out.
Leasehold Conveyancing in Rainhill - Sample of Queries Prior to Purchasing
-
Most Rainhill leasehold flats will incur a service bill for maintenance of the building set by the landlord. Where you acquire the property you will have to meet this amount, usually quarterly during the year. This can vary from a few hundred pounds to thousands of pounds for large purpose-built buildings. In all likelihood there will be a rentcharge to be met yearly, this is usually not a significant amount, say about £50-£100 but you need to enquire it because on occasion it can be many hundreds of pounds. Best to be warned whether window replacement or some other major work is pending that will be shared by the leasehold owners and will materially impact the level of the maintenance charges or require a one time payment. How many years are left on the lease?