I am helping my niece sell her flat in Wolvey. Does the solicitor order the energy performance certificate or should I organise this?
Following the abolition of Home Information Packs, EPC’s was kept a required part of selling a house. An energy performance certificate should be to hand in advance of the property being placed on the market. This is not as aspect of the sale process that conveyancers normally arrange. Where you are using a Wolvey conveyancing practitioner they may be able to arrange energy assessments given their contacts with long established Wolvey providers
I have today made my last payment due on my mortgage with Santander. I assume I don't need a Wolvey solicitor on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Santander mortgage from the register. Santander, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
About to purchase maisonette in Wolvey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the TSB 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 Wolvey solicitor is on the TSB conveyancing panel.
five months have elapsed since my purchase conveyancing in Wolvey completed. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £160,000. 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 premises 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.
How does conveyancing in Wolvey differ for new build properties?
Most buyers of new build property in Wolvey approach us having been asked by the builder to sign contracts and commit to the purchase even before the property is ready to move into. This is because builders in Wolvey typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Wolvey or who has acted in the same development.
In scouring the world wide web for the words cheap conveyancing in Wolvey it brings up numerous property lawyersin the area. How do I determine which is the suitable solicitor for me?
The preferential way of seeking the right conveyancer is via trusted recommendation, so enquire of friends and relatives who have bought a property in Wolvey or the local estate agent or financial adviser. Costs for conveyancing in Wolvey vary, so it's a good idea to obtain a minimum of three quotes from varying types of property lawyers. Be sure to secure confirmation that the costs are guaranteed not to increase.
Do you have any top tips for leasehold conveyancing in Wolvey from the perspective of saving time on the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Wolvey can be reduced where you appoint lawyers as soon as you market your property and ask them to put together the leasehold information which will be required by the buyers’ conveyancers. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be concerned about purchasing a property where a dispute is ongoing. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is clearly preferable to reveal the dispute as over rather than ongoing. The majority of freeholders or Management Companies in Wolvey levy fees for supplying management packs for a leasehold premises. You or your lawyers should discover the actual amount of the charges. The management pack sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most usual reason for frustration in leasehold conveyancing in Wolvey. If you are supposed to have a share in the freehold, you should make sure that you have the original share certificate. Organising a re-issued share certificate can be a time consuming process and slows down many a Wolvey home move. Where a new share certificate is necessary, do contact the company officers or managing agents (where relevant) for this sooner rather than later. A minority of Wolvey leases require Licence to Assign from the landlord. If this is the case, it would be prudent to place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are able to meet the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their solicitors.
Wolvey Conveyancing for Leasehold Flats - Examples of Questions you should consider Prior to Purchasing
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Who is in charge of the block? Does the lease contain onerous restrictions?
My mum and dad are having difficulties in finding their Wolvey property on the HM Land Registry online search facility. They recall that 50 years ago when they acquired the property there were complications concerning Wolvey not being recognised in some systems.
Nearly all properties in Wolvey should be revealed. Have you endevoured to search with just the postcode. Usually it will reveal all the residences inside that postcode. Assuming the property is registered it will be there with a title number. Where they bought fifty years ago it's conceivable it may be unrecorded. The address might still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title documentation which might be with your parent’s lender.