We chose a West Moors based lawyer for our conveyancing in West Moors yesterday. Upon checking the official terms of business I seewe are on the hook for costs even if our purchase aborts. Should I ditch them and choose an internet conveyancing company promoting no completion no charge conveyancing in West Moors?
It is usually a trade off in that if "No Completion No Fee" is offered then the fee levels will generally be more expensive to neutralise those transactions that fail to complete. Do bear in mind that such offerings rarely protect you from expenses by way of example West Moors conveyancing search fees.
Finally the sale completed on my house in West Moors last October but the buyer keeps calling daily complaining that their solicitor needs to hear from mylawyer. What are the post completion sale formalities now that I have sold?
Following your house sale your solicitor is committed to deliver the transfer deeds and all supplemental paperwork to the buyer’s conveyancer. If applicable, your conveyancer must also evidence that the home loan has been discharged to the buyers conveyancers. There is unlikely to be post completion formalities just for conveyancing in West Moors.
There is lots of information on this site concerning conveyancing in West Moors but what is your top tip for appointing the right conveyancer in West Moors
We would encourage you not to base your choice on the cheapest West Moors conveyancing fees. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
I am the only beneficiary of my late mum's estate and I have everything in my name alone, including the house in West Moors. The West Moors property was put into my name in May. I plan to dispose of the house. I understand that there is a Mortgage Lenders 6 month 'rule', meaning my proprietorship may be considered the same way as if I'd bought the house in May. Is the property unsalable for six months?
The CML handbook instructs conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be affected by that. Some lenders would take a pragmatic view as this obligation is principally there to capture the purchase and immediately sell or the wholesaling and assigning of property.
Two weeks ago we had a mortgage agreed in principle with UBS. West Moors conveyancing practitioners were selected. How long does it take for UBS to forward the offer to the lawyer?
Some lenders take longer than others. Have UBS conducted the survey? Have you informed UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
My wife and I own a renovated Edwardian property in West Moors. Conveyancing solicitor acted for me and Leeds Building Society. I did a free Land Registry search last week and I saw two entries: one for freehold, another for leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
You should assess 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 Moors 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 lenders. You can also question the position with your conveyancing lawyer who conducted the purchase.
I am looking for a conveyancing lawyer in West Moors for my house move. Is there any facility to check a firm’s complaints history with the legal regulator?
You can review documented Solicitor Regulator Association (SRA) determinations arising from inquisitions from 2008 onwards. Visit Check a solicitor's record. To find details about the period before 1 January 2008, or to check a firm's record, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. International callers, dial +44 (0)121 329 6800. The regulator sometimes monitor call for training requirements.
I work for a long established estate agent office in West Moors where we see a few flat sales derailed as a result of short leases. I have been given conflicting advice from local West Moors conveyancing firms. Please can you confirm whether the vendor of a flat can start the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed prior to, or at the same time as completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a split level flat in West Moors, conveyancing formalities finalised October 2008. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in West Moors with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2100
You have 75 years unexpired the likely cost is going to be between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be 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 take any other action placing reliance on this information before getting professional advice.