The Warsash conveyancing solicitors that just started acting on my house acquisition in Warsash have without warning closed. They were on acting for me because I needed a firm on the UBS conveyancing panel and my previous Warsash lawyer was not. I paid them £170 on account. What do I do now?
Assuming that you have an Estate Agent in the equation then let them know immediately so that they can let the sellers know that there may be a slight delay due to reasons beyond your control. Hopefully they will be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the UBS conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to help.
Have just purchased a repossessed house at auction in Warsash. Conveyancing is required. What happens now?
Now that you have for all intents and purposes signed on the dotted line you now have to hire the services of a conveyancing practitioner quickly as you now have a fast approaching a drop dead date to complete the deal. Every auction property will have an associated legal set of papers. This should include most,if not all of the documents that your conveyancer will need. If you have purchased leasehold premises the conveyancing pack may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork relating to leasehold premises. You must hand this to your appointed conveyancing solicitor ASAP. You also need to ensure that your finances are organised to complete on the on the contractual date .
Is it correct that all Warsash CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
A selection of lenders now utilise CQS as the starting point for Panel approval such as HSBC and Santander. The Law Society’s CQS accreditation however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
My partner and I are at the point of looking at houses in Warsash and I am about to put in an offer. Is it advisable to have my property lawyer on ‘stand by’? I am planning to take a home loan with Leeds Building Society.
It would be wise to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their details on to the estate agent. Given that you are taking out a mortgage with Leeds Building Society, ask your prospective lawyers if they are on the Leeds Building Society conveyancing panel otherwise they can't do the mortgage legal work.
My wife and I purchased a 4 bedroom Edwardian property in Warsash. Conveyancing practitioner acted for me and Santander. I happened to do a free search for it on the Land Registry database and there are two entries: the first freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should read the Freehold register you have again and check the Charges Register for 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 Warsash and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.
I am buying my first flat in Warsash benefiting from help to buy. The builders would not move on the amount so I negotiated five thousand pounds worth of extras instead. The estate agent advised me not to tell my lawyer about the side-deal as it would adversely affect my mortgage with the lender. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What makes your site different to other web based conveyancing brokers for conveyancing in Warsash?
At this site receive a conveyancing quote via a Solicitor or Licensed Conveyancer that has a full understanding of the nuances of your conveyancing in Warsash. As opposed to estate agents and brokerage sites we are not in the business of charging firms a fee if you select them for your conveyancing in Warsash
I've found a house that appears to be perfect, at a great figure which is making it more attractive. I have subsequently found out that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Warsash. Conveyancing solicitors have not yet been instructed. Will they explain the issues?
Most houses in Warsash are freehold rather than leasehold. This is one of the situations where having a local solicitor used to dealing with such properties who can assist with the conveyancing process. it is apparent that you are buying in Warsash so you should seriously consider shopping around for a Warsash conveyancing practitioner and be sure that they are used to dealing with leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’sconsent to conduct alterations. It may be necessary to pay a contribution towards the maintenance of the communal areas where the property is part of an estate. Your lawyer will report to you on the legal implications.
I invested in buying a split level flat in Warsash, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in Warsash with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2078
With 54 years left to run the likely cost is going to be between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.