Me and my partner are buying a apartment in Sale. It might be a silly question but how we can trust a solicitor? At some point we will need to put our life savings into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have today made my last payment due on my mortgage with Yorkshire BS. I assume I don't need a Sale conveyancer on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
Our sealed bid on a semi in Sale has been agreed to, the owners do nevertheless have a dependent purchase. The vendors have offered on on an apartment, but it’s not yet tied up, and have viewings of other flats booked. I have instructed a bricks and mortar conveyancing solicitor in Sale. What do I do now? At what stage do I apply for the mortgage with Principality?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx one thousand pounds, then survey, Sale conveyancing search fees, etc). First, you must ensure that your conveyancer is on the Principality approved list. Concerning the next phase this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. In a hot market some buyers would apply for a home loan with Principality and arrange for the valuation and only if it was satisfactory would they ask their solicitor to press on with searches.
I require expedited conveyancing in Sale as I am faced with pressure to sign on the dotted line inside one month. A home loan is not required. Can I escape the need for conveyancing searches to save fees and time?
As you are not taking a home loan you have the choice not to have searches conducted although no solicitor would suggest that you don't. Drawing on our experience of conveyancing in Sale the following are instances of what can crop up and adversely affect market value: Enforcement Actions, Overdue Charges, Outstanding Grants, Road Schemes,...
Just bought a detached house in Sale , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Sale conveyancing solicitor has been very slow, so I want to check the land registry aspects are dealt with.
There is nothing unique about conveyancing in Sale registration formalities. Rather than based on location, timescales can vary subject to the party submitting the application, whether it is in order and if the Land registry communicate with any 3rd persons or bodies. Currently approximately three quarters of submission are fully dealt with within 12 days but occasionally there can be longer hold-ups. Registration occurs after the purchaser has moved in to the premises therefore an expedited registration is not typically primary concern yet if there is a degree of urgency associated with the registration then you or your lawyers can communicate with the Registry to express the reasoning for the application to be prioritised.
How does conveyancing in Sale differ for new build properties?
Most buyers of new build premises in Sale contact us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is constructed. This is because new home sellers in Sale tend to 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 accustomed to new build conveyancing in Sale or who has acted in the same development.
My husband and I are FTB’s - had an offer accepted, but the estate agent advised that the owners will only move forward if we use the agent's chosen solicitors as they want an ‘expedited deal’. My instinct tells me that we should use a local solicitor with experience of conveyancing in Sale
It is unlikely the owners are driving this. If they desire ‘a quick sale', alienating a motivated buyer is not the way to achieve this. Bypass the agents and go straight to the sellers and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to appoint your own,trusted Sale conveyancing lawyers - not the ones that will give the estate agent a kickback or hit his conveyancing thresholds set by head office.
What advice can you give us when it comes to finding a Sale conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for your lease extension (regardless if they are a Sale conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Sale conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be helpful:
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What volume of lease extensions has the firm conducted in Sale in the last 12 months? What are the legal fees for lease extension work?
Sale Conveyancing for Leasehold Flats - Examples of Queries Prior to Purchasing
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Is anyone aware of any major works in the near future that will likely add a premium to the maintenance charges? Please note that where the lease has fewer than 80 years it will have adverse implications on the value of the apartment. Check with your bank that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will almost definitely require a lease extension sooner rather than later and it is worth discovering how much this will be. For most Salelease extensions you would need to own the property for 24 months in order to be entitled to exercise a lease extension. The answer will be useful as a) areas could result in problems for the block as the common areas may begin to deteriorate if maintenance are not paid for b) if the leasehold owners have a dispute with the managing agents you will want to have all the details