Is the fact that my solicitor in Stalybridge is not on my lender's conveyancing panel that there is a problem with the standard of his conveyancing?
It would not be wise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. Just recently a report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The most common reasons for removal are: (1) low volume of transactions (2) the solicitor is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Stalybridge conveyancing practice and enquire why they are no longer on the approved list for your bank.
My aunt passed away last year and as sole heir and executor I was left the house in Stalybridge. The house had a relatively small loan left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Santander, pay off the mortgage. Is this allowed?
Given you intend to re-mortgage then Santander will insist on your using a conveyancer on the Santander conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Santander conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Santander mortgage is registered as a charge at the Land Registry.
Forgive me if this question is silly but I am unexperienced as FTB of a ground floor flat in Stalybridge. Do I collect the keys to the property on completion from my lawyer? If so, I will use a High Street conveyancing solicitor in Stalybridge?
On the day of completion you will not be required to go to the conveyancers office in Stalybridge. Conveyancing lawyers for you will electronically transfer the purchase money to the seller's solicitors, and once they have received this, you will be invited to pick up the keys from the selling Agents and move into your new home. Usually this occurs early afternoon.
After shopping around on the internet I have found a Stalybridge solicitor having checked that they are on the Aldermore conveyancing panel. Does my lawyer arrange the survey of the property?
Aldermore will need an independent valuation of the property. Your lawyer will not arrange this. Usually Aldermore will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Stalybridge postcode. As you are getting a mortgage with Aldermore, you could contact them to see if they have a list of approved surveyors in Stalybridge.
My sealed bid on a semi in Stalybridge has been accepted, the vendors do however have a dependent purchase. The sellers have placed an offer on a flat, however it’s not yet tied up, and have viewings of other properties in the pipeline. I have selected a high street conveyancing solicitor in Stalybridge. What should be my next step? When do I get the mortgage application with UBS going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (home loan application is approx £1k, then valuation, Stalybridge conveyancing search charges, etc). The first thing to do is check that your property lawyer is on the UBS conveyancing panel. Concerning the next stages this very much depends on the circumstances of your case, desire for the property and on the state of the market. In a buoyant market many buyers would apply for the mortgage with UBS and arrange for the valuation and only if it was satisfactory would they ask their conveyancer to press on with the conveyancing in Stalybridge.
What does a local search reveal concerning the house we're buying in Stalybridge?
Stalybridge conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Xpress Legal The local search is essential in every Stalybridge conveyancing purchase; that is if you don’t want any unpleasant surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications relevant to the premises (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 13 topic areas.
Do you have any top tips for leasehold conveyancing in Stalybridge with the intention of expediting the sale process?
- A significant proportion of the delay in leasehold conveyancing in Stalybridge can be reduced where you instruct lawyers as soon as you market your property and request that they start to collate the leasehold documentation which will be required by the buyers’ lawyers. The majority of landlords or Management Companies in Stalybridge levy fees for supplying management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack can be applied for as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent cause of frustration in leasehold conveyancing in Stalybridge. If there is a history of conflict with your landlord or managing agents it is very important that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where there is a current dispute. You may need to swallow your pride and discharge any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the purchasers, but it is better to reveal the dispute as over as opposed to unresolved. If you are supposed to have a share in the Management Company, you should make sure that you hold the original share certificate. Obtaining a replacement share certificate is often a time consuming formality and slows down many a Stalybridge conveyancing deal. If a new share is required, you should approach the company director and secretary or managing agents (if applicable) for this at the earliest opportunity.
I bought a 2 bed flat in Stalybridge, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Stalybridge with a long lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2095
With 70 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.
What is the difference between surveying and conveyancing in Stalybridge?
Conveyancing - in Stalybridge or elsewhere - is the process of legally transferring legal title of property from one person to another. It involves the checking of the title. Whether buying or selling, you should be aware of anything affecting the property such as proposals by government departments, illegal buildings, or outstanding rates. The conveyancer should conduct the appropriate searches and inquiries on the property. Surveying relates to the structure of a property itself. A surveyor will look at a house, flat and any outbuildings you’re purchasing and will help you find out about the condition of the building and, if there are problems, give you a powerful reason for negotiating the purchase price down or asking the vendor to remedy the defects before you move in.