My wife and I are purchasing a apartment in Witney. I might seem paranoid but how we can trust a conveyancer? At some point we have to deposit funds into their account. What protection do we have from them run away with our monies?
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 am purchasing a detached bungalow in Witney. We would like to carry out a loft conversion at the house.Will the conveyancing process involve enquiries to ascertain if these works are prohibited?
Your property lawyer will review the deeds as conveyancing in Witney can sometimes reveal restrictions in the title documents which prohibit certain alterations or necessitated the permission of a 3rd party. Some extensions need local authority planning consent and approval in accordance building regulations. Some areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I recently had an offer accepted on a house in Witney. My mortgage broker suggested a lawyer. I paid an advanced payment of £175. A few days later, the conveyancing practitioner called me embarrassingly acknowledging that they were not on the Lloyds conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Lloyds panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I require fast conveyancing in Witney as I have an ultimatum to sign on the dotted line within 4 weeks. A home loan is not required. Can I avoid the conveyancing searches to save fees and time?
If.Given you are are a mortgage free purchaser you have the choice not to have searches conducted although no conveyancer would suggest that you don't. With plenty of history conveyancing in Witney the following are examples of what can appear and adversely affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Railway Schemes,...
2 months have elapsed following my purchase conveyancing in Witney completed. I have checked the Land Registry site which shows that I paid £175,000 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 residence 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 Witney. Conveyancing is a frightening process 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 legal work.
Set out below are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Witney
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Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease.
Taking into account that I will soon part with £400,000 on a property in Witney I wish to talk to a conveyancer concerning thetransaction in advance of giving the go ahead to the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you liaising with the solicitor due to be carrying out your property ownership legalities in Witney.There is no ‘factory style conveyancing’ - each client is unique person, not a file number. The practices that we put you in touch with believe that the fees you are quoted for residential conveyancing in Witney should be the figure that you are charged.
Last January I purchased a leasehold house in Witney. Do I have any liability for service charges for periods before my ownership?
Where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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).
Witney Conveyancing for Leasehold Flats - Sample of Queries before buying
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Are there any major works on the horizon that will increase the service charges? Be sure to investigate if there are any onerous restrictions in the lease. By way of example some leases prohibit pets being allowed in in a block in Witney. If you like the apartmentin Witney but your dog can’t move with you then you will be faced hard determination. Please note if it is less than eighty years it will have adverse implications on the marketability of the property. Check with your lender that they are willing to to proceed given the lease term. Leases with less than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and you need to have some idea of how much this will be. For most Witneylease extensions you would be be obliged to have owned the residence for 24 months before you are legally able to extend the lease.