I require conveyancing for an apartment in a relatively new development (6 years built) in Stonehouse. 95% of the properties are already sold. Do I need carry out the conveyancing searches as part of conveyancing in Stonehouse?
You would be opening yourself up to an unnecessary risk in not carrying out Stonehouse conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would strongly advise in no uncertain terms that you have them. Where time pressures and cost are top of your issues you should discuss with your solicitor about the options such as indemnity insurance available to you
My lawyer in Stonehouse has never been on on the HSBC Bank Approved Panel. Is it possible for me to continue with my prefered solicitor even though they are excluded from the HSBC Bank panel of approved conveyancing solicitors?
The limited options available to you here include:
- Complete the purchase with your existing Stonehouse solicitors but HSBC Bank will need to retain a solicitor on their list of acceptable firms. This will inevitably rack up the overall legal fees and result in delays.
- Choose a new lawyer to act in the conveyancing, not forgetting to check they are on the HSBC Bank panel
I own a renovated Edwardian house in Stonehouse. Conveyancing lawyer represented me and Alliance & Leicester . I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register as there may be 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 Stonehouse and other locations in the country and poses no real issues for owners other than when they sell 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 lawyer who carried out the work.
In sourcing the world wide web for the words conveyancing in Stonehouse it shows results of many conveyancersin the area. With so much choice what is the best way to find the suitable conveyancer for the sale of my house?
The best method of finding the right conveyancer is through a trusted referral, so enquire of friends and those you trust who have bought a property in Stonehouse or a respected estate agent or mortgage broker. Fees for conveyancing in Stonehouse differ, so it's advisable to secure at least three fee estimates from varying types of companies. Make sure that you know that the costs are assured not to escalate.
Last December I purchased a leasehold flat in Stonehouse. Do I have any liability for service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a leasehold flat in Stonehouse, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Stonehouse with a long lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2092
With just 67 years remaining on your lease the likely cost is going to span between £10,500 and £12,000 as well as 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 the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.
Why do I have to supply my conveyancer with various items of ID before they can proceed with my conveyancing in Stonehouse?
Stonehouse solicitors are duty bound by the Law Society, SRA, HM Land Registry and current Money Laundering Regulations to record that the have checked the identity of their clients. It is also sometimes a condition of your mortgage offer. In addition they have to complete various forms, particularly those relating to Land Tax and need to have details such as your full names, national insurance number and DOB.