My solicitor has identified a a problem with the lease for the apartment we are buying in Ulverston. The seller’s lawyers have put forward title insurance as a solution. We are happy with insurance and will cover the costs. Our solicitor says that he must ensure that the mortgage company is happy with this solution. Who is the client here, us or the bank?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with the lease so that the mortgage company can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected. Should you refuse to allow your lawyer to make the appropriate notification then your conveyancing practitioner will have no choice but to discontinue acting for you.
The deeds to my house are lost. The lawyers who did the conveyancing in Ulverston 4 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title official documentation to prove you own the land or property, as the Land Registry hold details of all registered land or property electronically.
I am buying a new build flat in Ulverston. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Ulverston
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please supply a car parking plan. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal.
My business partner and I are intending to lease a unit on a shopping parade. Can you recommend solicitors offering no-move-no fees for non-domestic conveyancing in Ulverston for below 2k?
We can recommend firms who host a wealth of experience of commercial conveyancing in Ulverston, including the disposal and acquisition of businesses as well as simply property. Whether you are hoping to buy or lease a shop, pub, restaurant, office, retail unit or a whole business we can find you the right firm. As for the fees these will vary based on the structure and nuances of the proposed transaction. Let us have your details or call us so that we can provide you with a fixed commercial conveyancing quote.
I am using a search engine for the phrase cheap conveyancing in Ulverston it reveals numerous conveyancerslocally. With so much choice what is the best way to find the suitable solicitor for purchase transaction?
The best way of seeking a suitable conveyancer is through a personal referral, so ask colleagues and family who have purchased a property in Ulverston or a reputable estate agent or financial adviser. Fees for conveyancing in Ulverston differ, so it's sensible to obtain at least three fee estimates from different companies. Make sure that you clarify that the fees are fixed.
Last September I purchased a leasehold property in Ulverston. Am I liable to pay service charges for periods before completion of my purchase?
In a situation 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 be sure 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).
Ulverston Leasehold Conveyancing - Examples of Queries before buying
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This question is helpful as a) areas could cause problems for the block as the common areas may start to deteriorate where services remain unpaid b) if the leaseholders have an issue with the managing agents you will wish to have all the details How many of the leaseholders are in arrears for their service charge payments? Please inform me if there are any major works in the near future that will add a premium to the service charges?