We're in Wool, First timers purchasing with a mortgage (lender is Leeds Building Society , and our solicitor is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I know that there are debates on Chancel Insurance on online forums. Am I compelled to take this when buying a property in Wool? or I am told that there is historic law that means some homeowners living in a parish church boundary will be compelled to contribute towards repairs towards the chancel within the church. Is this suitable for conveyancing in Wool?
Unless a previous acquisition of the house took place after 12 October 2013 you could take it that solicitors carrying out conveyancing in Wool to continue to suggest a chancel search and or insurance against a claim.
Me and my brother own a renovated Edwardian property in Wool. Conveyancing solicitor represented me and Godiva Mortgages Ltd. I did a free Land Registry search last week and there are a couple of entries: one for freehold, the second leasehold with the matching address. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Wool and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who conducted the work.
Due to the advice of my in-laws I had a survey completed on a house in Wool ahead of appointing lawyers. I have been advised that there is a flying freehold aspect to the house. Our surveyor has said that some mortgage companies will not give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Birmingham Midshires. If you contact us we can look into this further via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Wool. Conveyancing will be smoother if you use a solicitor in Wool especially if they regularly deal with such properties in Wool.
I'm converting the mortgage on my current home to a BTL loan with Barclays Direct and intend to use the remaining equity towards another property. The neighborhood we are looking at is Wool. Will your solicitors be able to act for both sets of lenders and link together the transactions?
Do use our comparison tool on this page to check that the lawyers are on the relevant lender panels. Having checked that they are your conveyancer should be able to tie up the two deals but you should talk with you solicitor and communicate your expectations and needs.
I only have 68 years unexpired on my flat in Wool. I now want to get lease extension but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. However, you will be required to prove that you or your lawyers have used your best endeavours to find the landlord. On the whole a specialist should be helpful to conduct investigations and prepare a report which can be used as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Wool.
Wool Conveyancing for Leasehold Flats - Sample of Queries Prior to Purchasing
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Is anyone aware of any major works on the horizon that will increase the maintenance fees? What restrictions are there in the Wool Lease?