My wife and I are intending to buy a 3 bedroom flat in Wolverton with a mortgage. We wish to retain our Wolverton solicitor, but the lender advise she’s not on their "panel". We have to appoint one of the lender panel firms or keep our Wolverton solicitor as well as pay for one of their panel ones to act for them. We feel that this is unjust; can we not require that the lender use our Wolverton lawyer ?
Unfortunately,no. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms 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 Wolverton conveyancing lawyer to apply to be on the conveyancing panel.
When will exchange of contracts take place for residential conveyancing in Wolverton and do I need to be at the lawyers branch?
If you are local to our conveyancing solicitors in Wolverton you are invited in to sign documents. That being said, the lender approved solicitors we work with offer a countrywide conveyancing service and provide as equally diligent and professional a job for you when communicating with you by post or email. The signing of the contract is not the point of no return. A signed contract simply enables the conveyancer to address the formalities when the time is right, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a long "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Wolverton)to be in the office at the appropriate time.
I am planning on selling our property in Wolverton and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. A local conveyancer would know this is not the case. It does beg the question why the buyers used a national conveyancing outfit rather than a conveyancing solicitor in Wolverton. Having lived in Wolverton for six years we know of no issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It would appear that you have a conveyancing solicitor currently acting for you. What do they say? You need to 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)
About to purchase a new build apartment in Wolverton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Wolverton
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Forfeiture - bankruptcy or liquidation must not apply under this provision. 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. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose?
Estate agents have just been given the go-ahead to market my garden apartment in Wolverton. Conveyancing solicitors are to be appointed soon, however I have just had a yearly service charge demand – what should I do?
The sensible thing to do is pay the service charge as normal because all rents and service payments should be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a 1st floor flat in Wolverton, conveyancing was carried out 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Wolverton with an extended lease are worth £211,000. The ground rent is £50 per annum. The lease terminates on 21st October 2093
You have 68 years left to run we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
I am buying a maisonette with all finances in place. My solicitor has been handed with two distinct evidence of photo identification, bank statement, numerous utility bills. Now he requires a copy from a probate lawyer advising that the funds are in order and that it has come from inheritance and not selling fake watches.
In today’s world you will not be able to complete any Wolverton conveyancing transaction without first providing evidence of your identity to your lawyers. This usually takes the form of a either your passport or driving licence and a utility bill. Remember if you are providing your driving licence as evidence of ID it must be both the paper part and photo card part, one is not acceptable without the other. Establishing of your source of funds is required under Money Laundering Regulations.