We wish to acquire a newbuild apartment in Wheathampstead with a homeloan from The Mortgage Works.We have a Wheathampstead conveyancing solicitor but The Mortgage Works advised that his firm is not on their "panel". We have to appoint a The Mortgage Works panel solicitor or retain our high street solicitor and pay for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that The Mortgage Works use our lawyer?
Unfortunately,no. The mortgage issued to you contains various provisions, one of which will be that solicitors must be on the The Mortgage Works approved list. Until recently, most lenders had large numbers of solicitors on their panels: a borrower could find one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your lawyer to apply to be on the conveyancing panel for The Mortgage Works
I have been told that property searches are the primary cause of stalling in Wheathampstead conveyancing transactions. Is that correct?
The Council of Property Search Organisations (CoPSO) published conclusions of a review by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances during the legal transfer of property. Searches are unlikely to be the root cause of slowing down conveyancing in Wheathampstead.
3 months have gone by since my purchase conveyancing in Wheathampstead took place. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £215,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the property from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Over the last few months I have been searching for a leasehold apartment up to £195,000 and identified one round the corner in Wheathampstead I like with a park and transport links in the vicinity, the downside is that it only has 49 years unexpired on the lease. There is not much else in Wheathampstead in this price bracket, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a mortgage the shortness of the lease will be problematic. Discount the price by the amount the 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 commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should consult your conveyancing solicitor regarding this.
In what way does the Landlord & Tenant Act 1954 affect my business offices in Wheathampstead and how can you help?
The particular law that you refer to gives protection to commercial lessees, granting the a statutory right to make a request to court for a new lease and remain in occupation when the lease reaches an end. There are certain specified grounds that a landlord can refuse a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and assist with commercial conveyancing in Wheathampstead
A conveyancing firm acted on my conveyancing in Wheathampstead 5 years past having archived my registration documents but has since been shut down – how do I retreive these?
Title deeds, as such, are no longer appropriate for the majority of homes in Wheathampstead are registered digitally at Land Registry. Where you need to prove ownership or are selling or refinancing your conveyancing practitioner should obtain up to date copies of the register from the Land Registry in any case.
If you feel there may be other documents or you have any other queries please e-mail your request with details of the transaction and documents you need to filerequest@clc-uk.org. The CLC will let you know what information they have and any additional information they may need before they are in a position to identify and send the documents to you. Following an intervention it may take some time for the CLC to access archived files and documents, but your request will be actioned as quickly as possible.