we are a couple who wish to acquire a newly converted apartment in Wingate with a mortgage from Skipton Building Society.We have a Wingate conveyancing solicitor but Skipton Building Society says he's not on their "panel". It seems we are left with little choice but to instruct a Skipton Building Society panel lawyer or retain our local solicitor and fork out for a Skipton Building Society panel lawyer to act for them. This seems very unfair; is there anything we can do?
Unfortunately,no. The home loan issued to you contains terms and conditions, one of which will be that lawyers will be on the Skipton Building Society solicitor panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose 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. Another option that might be available is for your solicitors to apply to be on the conveyancing panel for Skipton Building Society
I am selling our house in Wingate and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any high street Wingate conveyancer would know that there is no such problem. For the life of me I don't know why the buyers instructed an internet conveyancing practice as opposed to a conveyancing solicitor in Wingate. We have lived in Wingate for six years we know of no issue. Should we contact our local Authority to obtain confirmation that the buyers are looking for.
It would appear that you have a conveyancing firm already. What do they say? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
It has been four months since my purchase conveyancing in Wingate completed. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £170,000. 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.
Just had an offer accepted on a new build flat in Wingate. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you should expect your new-build leasehold conveyancing in Wingate
-
The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? There must be mutual enforceability of lessee’s covenants.
My husband and I are novice buyers - agreed a price, but the estate agent advised that the owners will only issue a contract if we instruct the agent's preferred solicitors as they want an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Wingate
We suspect that the seller is unaware of this requirement. Should the vendor require ‘a quick sale', turning down a genuine purchaser is is going to put the whole deal at risk. Try to communicate with the sellers directly and make the point that (a)you are genuine purchasers (b)you are ready to go, with finances in place © you do not need to sell (d) you wish to move quickly (e)however you intend to use your own,trusted Wingate conveyancing lawyers - not the ones that will earn the estate agent a introducer fee or meet his conveyancing targets pre-set by senior management.
Having checked my lease I have discovered that there are only 72 years unexpired on my lease in Wingate. I am keen to extend my lease but my freeholder is missing. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. However, you will be required to prove that you have made all reasonable attempts to find the freeholder. In some cases an enquiry agent should be helpful to try and locate and to produce an expert document which can be used as evidence that the landlord can not be located. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the application to the County Court covering Wingate.
I inherited a ground floor flat in Wingate, conveyancing formalities finalised September 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent flats in Wingate with a long lease are worth £170,000. The ground rent is £50 invoiced every year. The lease expires on 21st October 2103
With just 78 years remaining on your lease the likely cost is going to range between £7,600 and £8,800 as well as 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 due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional 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 getting professional advice.