I plan on acquiring a ground floor flat in Woodlands. My Solicitor is not listed on the bank approved list. Am I still permitted to continue with my Woodlands conveyancing solicitor even though they are not on the bank panel?
One will need to appoint a conveyancing practitioner to complete the legal work required if you need a mortgage to purchase your home. They will conduct all the essential due diligence on the property, ensuring that you will be properly registered as the owner and ensure that all the necessary mortgage documentation is dealt with. You may select a Woodlands solicitor of your choosing. Nevertheless, where the property lawyer selected is not a member of the lender approved list further fees will arise as separate legal representation will be need by the lender. Lender panel applications can be submitted, so where your lawyer has not historically sought membership they should take the opportunity to apply.
I am selling my home in Woodlands. Will my solicitor have to be required to be on the RBS conveyancing panel in order to deal with redeeming my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their requirements fairly frequently currently.
I am buying a house and the solicitor has identified Chancel Repair for which the house could be obligated to pay because it falls into the area of such a church. She has mentioned insurance. Is this really warranted for conveyancing in Woodlands
Unless a previous purchase of the property completed post 12 October 2013 you can expect lawyers carrying out conveyancing in Woodlands to remain recommending a chancel search and or insurance against a claim.
3 months have gone by following my purchase conveyancing in Woodlands completed. I have checked the Land Registry website which shows that I paid £150,000 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 asset 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.
I have been on the look out for a leasehold apartment up to £195,000 and identified one round the corner in Woodlands I like with open areas and station nearby, however it only has 51 years on the lease. There is not much else in Woodlands for this price, so just wondered if I would be making a mistake purchasing a short lease?
If you require a home loan the shortness of the lease may be a potential deal breaker. Discount the price by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for a minimum of twenty four months you can request that they commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this matter.
Taking into account that I will soon part with £400,000 on a two bedroom apartment in Woodlands I would like to have a conversation with the solicitor concerning thehome move in advance of giving the go ahead to the firm. Can this be arranged?
Absolutely - it is our preference to talk to you we do not take any clients on without you first talking to the conveyancer who will be carrying out your conveyancing in Woodlands.There is no ‘factory style conveyancing’ - each client is unique person, not a file reference. The practices that we put you in touch with believe that the figure you are provided with for your conveyancing in Woodlands should be the amount on the final invoice that you end up paying.