Having sold my house in Westonzoyland last January but our buyer keeps SMS messaging me complaining that her conveyancer is waiting to hear from mine. What are the post completion sale legalities following completion?
Following your sale your conveyancer should forward the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where relevant, your solicitor must also confirm that the home loan has been discharged to the purchasers solicitors. There are no post completion steps specific conveyancing in Westonzoyland.
Is it necessary during the course of the conveyancing process to pop into the offices of the solicitor to execute the legal charge? If so, I will instruct a firm who offer conveyancing in Westonzoyland so that I can pop in to their offices if required.
Nowadays conveyancing panel lawyers for mortgage companies undertake their work through the post, internet or over phone calls. This enables them to undertake the legal work for your home move regardless of where you live in the country. Nevertheless you can see if you can still book an appointment to visit conveyancing lawyer if just in case this is required.
I currently have a mortgage with Virgin Money for my property in Westonzoyland. Conveyancing was finalised a year ago. In the event that I decide to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Virgin Money?
Virgin Money must be informed of your intention in advance of renting your property as this is likely to be a breach of Virgin Money’s mortgage conditions. It may be that Virgin Money will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Virgin Money directly. It should not be necessary to do this via a Virgin Money conveyancing panel solicitor.
Completion of my purchase has taken place for my property in Westonzoyland. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How do I make a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
About to purchase maisonette in Westonzoyland. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Westonzoyland conveyancer is on the Yorkshire BS conveyancing panel.
Is it possible to transfer to a new solicitor as I need to select a firm on the Halifax conveyancing panel. I had appointed a local conveyancing solicitor in Westonzoyland round the corner but he is not approved by Halifax
It would be our pleasure to help you select a conveyancing solicitor in Westonzoyland on the Halifax panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are fully regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Westonzoyland. Using the find a conveyancing solicitor tool on this website, you can contrast costs for conveyancing solicitors in Westonzoyland and throughout England and Wales.
I am tempted by the attractive purchase price for a couple of maisonettes in Westonzoyland both have in the region of fifty years left on the lease term. should I be concerned?
There is no doubt about it. A leasehold flat in Westonzoyland is a deteriorating asset as a result of the shortening lease. The closer the lease gets to zero years unexpired, the more it reduces the marketability of the premises. The majority of buyers and mortgage companies, leases with under eighty years become less and less marketable. On a more upbeat note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of premises with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Westonzoyland conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I invested in buying a ground floor flat in Westonzoyland, conveyancing was carried out in 2005. How much will my lease extension cost? Comparable properties in Westonzoyland with over 90 years remaining are worth £206,000. The average or mid-range amount of ground rent is £45 per annum. The lease ends on 21st October 2092
With 67 years left to run the likely cost is going to be between £10,500 and £12,000 plus 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 renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
I have read on various online forums that before selecting a conveyancing firm they need approved by your lender. This is my first home move but I have an offer in principle with Nat West Bank and I already have a bricks and morter conveyancing lawyer in Westonzoyland at the ready. Does Halifax require an approved lawyer to be used? If so, where can I find that list for my conveyancing in Westonzoyland?
You should instruct a solicitor that is on the Halifax panel. Just telephone your chosen Westonzoyland conveyancing solicitor and ask if they are on the Halifax panel. If they are not approved you have a couple of choices available to you here:
- Carry on with your existing Westonzoyland solicitor but Halifax will undoubtedly retain a conveyancing practitioner on their approved list. The net result is additional cost and likely interruption.
- Appoint a new property lawyer to conduct the conveyancing, obviously checking they are on the Halifax conveyancing panel.
- Convince your lawyer to pull out all the stops to join the Halifax panel of solicitors.