I have been recommended a conveyancing solicitor in Wells. I I would like to check if they are accepted on the Alliance & Leicester approved list of lawyers. Could you help?
The first thing to do is contact your lawyer and ask them if they can act for the lender. Alternatively please get in touch with Alliance & Leicester who may be able to help.
Can I be sure that the Wells conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Wells getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your conveyancing.
I was told four weeks ago that my mortgage has been agreed to by Nationwide. Is it usual for Nationwide to only issue the offer once my solicitor in Wells is approved on their conveyancing panel? Nationwide have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
Mortgage companies tend not to not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nationwide to deal with your lawyer's application to be on the Nationwide conveyancing panel. There's no guarantee that your solicitor will be accepted.
Yorkshire BS have agreed my home loan in principle, my offer on a house in Wells has been agreed to, what are the next steps?
The property agent will want to be advised as to your lawyer's details (ensure that the conveyancing practitioners are on the lender’s approved list). Contact Yorkshire BS or your broker and finish off any appropriate documentation. Yorkshire BS will sellect a valuer who will get in touch with the selling agent or seller to book a time for the valuation to happen. Once conducted (assuming no problems) it takes approximately ten days to get a mortgage offer. Yorkshire BS will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Wells.
My wife and I purchased a 4 bedroom Victorian property in Wells. Conveyancing lawyer represented me and Leeds Building Society. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, another for leasehold with the matching property. Is it worth asking Leeds Building Society to clarify?
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 Wells and other areas of 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 mortgage companies. You can also enquire as to the situation with the conveyancing solicitor who conducted the conveyancing.
Due to the encouragement of my in-laws I had a survey completed on a property in Wells prior to instructing lawyers. I have been advised that there is a flying freehold aspect to the house. The surveyor advised that some lenders will not give a loan on this type of property.
It varies from the lender to lender. Santander has different requirements for example to Halifax. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Wells. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Wells to see if the conveyancing will be more expensive.
I am thinking of appointing a conveyancing solicitor in Wells for my home move. Is it possible to review a firm’s record with the legal regulator?
You may find presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Visit Check a solicitor's record. To find information Pre 2008, or to check a solicitors record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, use +44 (0)121 329 6800. The regulator could recorded call for training reasons.
I’m about to sell my basement apartment in Wells. Conveyancing has not commenced, however I have recently received a half-yearly maintenance charge invoice – what should I do?
The sensible thing to do is clear the service charge as usual as all ground rent and maintenance invoices should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
Wells Conveyancing for Leasehold Flats - Examples of Questions you should ask before Purchasing
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Most Wells leasehold apartments will be liable to pay a service charge for the upkeep of the building set on behalf of the management company. Should you acquire the property you will have to pay this liability, usually quarterly throughout the year. This could vary from several hundred pounds to thousands of pounds for blocks with lifts and large common areas. There will also be a ground rent to be met annual, this is usually not a exorbitant sum, say around £25-£75 but you should to check as on occasion it could be surprisingly expensive. Best to be warned whether window replacement or some other major work is due in the near future that will be shared by the leaseholders and could well materially increase the the service charges or result in a specific invoice. Generally speaking the cost for major works tend not to be included within service charges, albeit that a few managing agents in Wells ask leasehold owners to pay into a sinking fund and this is used to offset against major repairs or maintenance.