My wife and I are buying a property in Wingate. It might be a silly question but how we can trust a solicitor? On completion day we will need to put our life savings into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I have decided to exercise my right to buy my property in Wingate off the council. I have a mortgage offer with Kent Reliance. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Kent Reliance, you will need to appoint a solicitor on the Kent Reliance conveyancing panel.
Intending to buy a house in Wingate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Skipton 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 Wingate solicitor is on the Skipton conveyancing panel.
A relative recommended that if I am buying in Wingate I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually included in the estimate for your Wingate conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Wingate around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Wingate Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Wingate Education with plans and statistics, Local Amenities and other useful information concerning Wingate.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The conveyancers who dealt with the conveyancing in Wingate 5 years ago are no longer around. What are my next steps?
Assuming you have a registered title the details of your proprietorship will be held by the Land Registry with a Title Number. It is possible to perform a search at the Land Registry, find your house and obtain current copies of the Registered Entries for less than a fiver. Where the property is Leasehold then the Land Registry will in most cases retain a certified copy of the Registered Lease and again, a copy can be ordered for twenty pounds.
Due to the input of my in-laws I had a survey completed on a house in Wingate before retaining conveyancers. I have been told that there is a flying freehold aspect to the house. My surveyor advised that some mortgage companies tend refuse to grant a mortgage on a flying freehold house.
It depends who your proposed lender is. Santander has different requirements from Nationwide. If you e-mail us we can investigate further via the relevant bank. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Wingate. Conveyancing will be smoother if you use a solicitor in Wingate especially if they are accustomed to such properties in Wingate.
I am using a search engine for the words on line conveyancing in Wingate it reveals many conveyancersin the vicinity. With so much choice what is the best way to find the right conveyancing solicitor for my move?
The preferential method of seeking a suitable conveyancer is through a trusted testimonial, so seek the opinion of friends and relatives who have acquired a property in Wingate or a respected estate agent or financial adviser. Costs for conveyancing in Wingate differ, so it's a good idea to request a minimum of three estimates from varying types of solicitors. Be sure to obtain confirmation what costs in the quote includes.
Last June I purchased a leasehold property in Wingate. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a 1st floor flat in Wingate, conveyancing formalities finalised 4 years ago. How much will my lease extension cost? Equivalent flats in Wingate with a long lease are worth £186,000. The ground rent is £55 yearly. The lease expires on 21st October 2077
With just 52 years unexpired we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs without more detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you 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.