We chose a high street lawyer for my conveyancing in Ripponden last week. After carefully reading the fine print I seewe are liable for fees even where the conveyance does not complete. Would I be best advised to select a web based conveyancing brokerage who offer no-sale-no-fee conveyancing in Ripponden?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be more expensive to neutralise those cases that do not go ahead. Dont forget that such promotions rarely cover outlay e.g. Ripponden conveyancing search charges.
I have been referred to a conveyancing solicitor in Ripponden. I need to find out if they are accepted on the Norwich and Peterborough Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?
The first thing to do is contact your conveyancer and ask them if they are on the lender panel. Alternatively please get in touch with Norwich and Peterborough Building Society who may be able to help.
This question may be naive but I am new to the home moving as FTB of a ground floor flat in Ripponden. Do I receive the keys to the premises on the completion date from my conveyancer? If this is the case, I will use a local conveyancing solicitor in Ripponden?
On the day of completion you will not be required to go to the conveyancers office in Ripponden. Your solicitors will arrange to send the completion advance to the owner’s conveyancers, and once they have received this, you should be invited to collect the keys from the property Agents and move into your new home. Usually this occurs between 1 and 3pm.
We had chosen solicitors based in Ripponden on the Nottingham solicitor approved list. They have just billed me a separate charge for dealing with the Nottingham mortgage. Is this an additional conveyancing fee specified by Nottingham?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer is entitled to charge a fee for this. The fee is not set by Nottingham but by your Ripponden lawyer. Numerous firms on the Nottingham panel will quote ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
I have today made my last payment due on my mortgage with Nationwide. I assume I don't need a Ripponden lawyer on the Nationwide panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Nationwide 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 Nationwide mortgage from the register. Nationwide, 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 Nationwide has sent the Land Registry the discharge electronically, and
- Nationwide has instructed the Land Registry to do so
What does a local search reveal about the house we're purchasing in Ripponden?
Ripponden conveyancing often commences with the ordering local authority searches directly from your local Authority or via a personal search company such as Searchflow The local search plays an important part in many a Ripponden conveyancing purchase; as long as you don’t want any nasty surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
I am hoping to put an offer on a small detached house that seems to meet my requirements, at a great price which is making it more attractive. I have subsequently been informed that it's a leasehold rather than freehold. I am assuming that there are particular concerns buying a leasehold house in Ripponden. Conveyancing lawyers have are soon to be appointed. Will they explain the issues?
The majority of houses in Ripponden are freehold rather than leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can assist with the conveyancing process. It is clear that you are buying in Ripponden in which case you should be looking for a Ripponden conveyancing practitioner and check that they are used to advising on leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions for example obtaining the landlord’spermission to conduct alterations. You may also be required to pay a service charge towards the upkeep of the estate where the property is part of an estate. Your conveyancer should report to you on the legal implications.
I bought a leasehold flat in Ripponden, conveyancing having been completed November 2012. How much will my lease extension cost? Similar properties in Ripponden with an extended lease are worth £227,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2097
With 72 years unexpired the likely cost is going to range between £9,500 and £11,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.
Should I stop the direct debit for my mortgage with HSBC once a completion date for my sale in Ripponden has been agreed?
You are best advised to maintain meeting any mortgage sums to HSBC pending the mortgage being paid off from the proceeds of sale as part of your Ripponden conveyancing.