Recently been in touch with my conveyancing solicitor in Wakefield who acted for me two years ago and wanted a conveyancing quote based on the same type of house move (a leasehold premises and a freehold premises) of almost identical values with a mortgage from Britannia. It looks as though am now being charged twice the amount. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The quote is slightly on the expensive side. If you are happy to invest time comparing charges you may be able to shave off some of the expense by as much as £100 plus VAT. On the other hand, providing that you were pleased with the service the firm offered you mightcome to rue choosing an an unknown conveyancer. Remember to ensure the conveyancer can act for Britannia. Do make use of our search tool to find a Wakefield conveyancing firm on the Britannia conveyancing panel, which can often include conveyancing solicitors in Wakefield.
AssumingI were to purchase a freehold housein Wakefield mortgage fee and have no survey and no conveyancing searches how much would I expect to have to pay for conveyancing in Wakefield?
Any savings you would achieve would be isolated to the Wakefield conveyancing searches. The lawyer still be obliged to do everything else - money laundering, correspond with your sellers solicitor, stamp duty return, register the ownership etc. A marginal saving might be made by not needing to register a charge but it won't be a lot.
My bid for a property was accepted at auction in Wakefield. Conveyancing is needed. What is next?
Now that you are legally committed yourself to purchase you should find a conveyancing lawyer quickly as you now have a pending a fixed date to complete the deal. All auction property should have an associated legal set of papers. This should include most,if not all of the paperwork that your solicitor will need. If you have purchased leasehold property the conveyancing papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must hand this to the lawyer instructed by you ASAP. Do make sure that your finances are in place to complete the transaction on the set completion date.
My wife and I have arranged the release of further funds on our home loan from Santander as we want to conduct improvements to our house in Wakefield. Do we need to select a nearby Wakefield solicitor on the Santander conveyancing panel to deal with the paperwork?
Santander would not normally appoint firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander list.
I can not work out if my bank requires a lease extension. I have called my Wakefield bank branch on various occasions and was told they are content with the situation and they would lend. My Wakefield conveyancing solicitor - who is on the lender conveyancing panel- telephoned to say that they refuse to lend based on their specific requirements. I simply don't know who is right.
Provided that the conveyancing practitioner is on the mortgage company approved list, they must adhere to the Council of Mortgage Lenders’ Handbook requirements for the bank. Unless your lawyer obtains specific confirmation in writing that the bank will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I own a semi-detached Georgian property in Wakefield. Conveyancing solicitor acted for me and Godiva Mortgages Ltd. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, another for leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wakefield and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with the conveyancing practitioner who carried out the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Wakefield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Wakefield
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The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. Please supply a car parking plan. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I am looking for a ground for flat up to £245,000 and found one round the corner in Wakefield I like with a park and transport links nearby, however it only has 52 years on the lease. There is not much else in Wakefield in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a mortgage that many years will be problematic. Discount the price by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.