The Ryde conveyancing firm that just started acting on my house acquisition in Ryde have without warning shut down. I chose them because I had to have a lawyer on the Leeds Building Society conveyancing panel and my family Ryde lawyer was not. I cut them a cheque for two hundred pounds in advance. What are my options?
If you have an estate agent involved then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You will need to appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors should be in a position to assist.
My wife and I purchasing a end of terrace house in Ryde. We would like to convert the garage to an office at the property.Will legal investigations on the property involve enquiries to see if these works are permitted?
Your property lawyer will check the deeds as conveyancing in Ryde will on occasion reveal restrictions in the title deeds which restrict categories of changes or require the permission of a 3rd party. Certain works call for local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor before you commit yourself to a purchase.
We expect to receive a AIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Ryde solicitors on the UBS conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Ryde solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I have paid off my mortgage with Virgin Money. I assume I don't need a Ryde lawyer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
My wife and I purchased a semi-detached Victorian property in Ryde. Conveyancing solicitor acted for me and Clydesdale. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should review 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 Ryde and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with the conveyancing practitioner who conducted the work.
What makes your site different to other web based conveyancing solicitors for conveyancing in Ryde?
At this site receive an accurate quote from a Solicitor or Licensed Conveyancer that understands the nuances of your conveyancing in Ryde. Unlike many estate agents and brokerage sites we do not have kick-back arrangements with solicitors. Some agents and online brokers 'recommend' the firm paying the highest kickback, rather than the best value conveyancing in Ryde
Completion is due on our sale of a £200,000 flat in Ryde in 5 days. The freeholder has quoted £420 for Landlord’s certificate, insurance certificate and 3 years service charge statements. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Ryde?
Ryde conveyancing on leasehold flats normally results in fees being levied by landlords agents :
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Addressing pre-contract questions
Where consent is required before sale in Ryde
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I invested in buying a leasehold flat in Ryde, conveyancing was carried out in 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Ryde with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease ceases on 21st October 2088
With just 62 years left to run we estimate the price of your lease extension to be between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
Me and my husband are disposing of a Ryde bungalow left to us 5 years ago in 2011. I have over a decades worth of conveyancing know-how and, although retired, see no reason not to carry out the legal work. The buyer's lawyer has informed me that their Lenders will not allow us to do our own conveyancing mandating that the funds to be passed via a solicitor's bank account.
Mortgage requirements to lawyers from all CML members specify that If the seller is not legally represented the buyer’s lawyers should check whether the mortgage company needs to be told so that a decision can be made if they are willing to move forward.