I am obtaining a mortgage with Santander. I would like to enlist the help of a Licensed Conveyancer in West Cross. Does the Santander Conveyancing panel exclude Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
We just had an offer accepted to purchase with Darlington Building Society. We have called around locally but am struggling to find a West Cross conveyancing firm on the Darlington Building Society panel. Could you assist?
Please do take advantage of the search tool on this page. Pick the lender and type West Cross or your preferred area and you will be presented with numerous conveyancers offices in West Cross or by proximity to you.
I own a 4 bedroom Edwardian property in West Cross. Conveyancing solicitor 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, the second leasehold under the matching property. I'd like to know for sure, how can I find out??
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in West Cross and other locations in the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the situation with the conveyancing solicitor who conducted the work.
I am looking for a flat up to £305k and identified one close by in West Cross I like with open areas and railway links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in West Cross in this price bracket, so just wondered if I would be making a grave error purchasing a short lease?
Should you need a home loan that many years may be problematic. Discount the offer by the anticipated lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of 2 years you can ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should speak to your conveyancing solicitor regarding this matter.
Do you have any advice for leasehold conveyancing in West Cross with the aim of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in West Cross can be bypassed if you instruct lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ conveyancers. If there is a history of conflict with your landlord or managing agents it is essential that these are resolved prior to the flat being marketed. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You are still duty bound to disclose particulars of the dispute to the purchasers, but it is better to reveal the dispute as historic as opposed to ongoing. Some West Cross leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers put in hand bank and professional references. Any bank reference will need to confirm that the buyers are able to meet the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their lawyers. Many freeholders or managing agents in West Cross charge for providing management packs for a leasehold premises. You or your lawyers should discover the fee that they propose to charge. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in West Cross.
I purchased a ground floor flat in West Cross, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in West Cross with an extended lease are worth £260,000. The ground rent is £45 per annum. The lease runs out on 21st October 2098
With only 74 years left to run we estimate the price of your lease extension to range between £8,600 and £9,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously want to 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.
I am considering using a web based conveyancer rather than a West Cross conveyancing practice. Any advice?
Various benefits exist in having the opportunity to pop in to a local West Cross conveyancing solicitor such as
- signing papers on short notice
- getting one on one explanations of issues you don't understand
- the ability to raise concerns if things go pear-shaped
When comparing fees, look out for hidden extras. The majority decent West Cross high street solicitors give an all-inclusive price. Many online companies appear to offer low cost prices, yet have hidden 'extras' in the in the terms and conditions.