I am expecting a mortgage with Santander. I hope to retain the legal services of a Licensed Conveyancer in Workington. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander conveyancing panel is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
I am due to move home in April. Will my conveyancing solicitor update the removal company on the completion day. On a separate note, can you recommend a removal company in Workington. Conveyancing firm was organised prior to coming across your site.
On the day of completion you can collect the keys from your estate agent but this should only take place once the vendors lawyers advise the agent that they have the completion monies and the keys can be passed over. After that you will need to advise the removal company that they can start moving you in. We do not suggest a specific removal company but can assist you in locating a residential property solicitor in Workington or a solicitor with expertise in conveyancing in Workington.
I currently have a mortgage with Yorkshire BS for my property in Workington. Conveyancing has been completed some time ago. In the event that I decide to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a buy-to-let mortgage or inform Yorkshire BS?
Yorkshire BS must be informed of your intention prior to letting out your property as this is likely to be a breach of Yorkshire BS’s mortgage conditions. It may be that Yorkshire BS will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Yorkshire BS directly. It should not be necessary to do this via a Yorkshire BS conveyancing panel solicitor.
After months of negotiation I have agreed a price on an apartment in Workington. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. Shortly after, the lawyer contacted me embarrassingly acknowledging that they were not on the Santander 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 Santander 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.
Should our lawyer be asking questions about flooding as part of the conveyancing in Workington.
The risk of flooding is if increasing concern for conveyancers dealing with homes in Workington. Some people will acquire a house in Workington, fully aware that at some time, it may be flooded. However, leaving to one side the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to give advice on flood risk, but there are a number of searches that may be undertaken by the buyer or on a buyer’s behalf which will give them a better understanding of the risks in Workington. The conventional set of property information forms supplied to a purchaser’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual inquiry of the owner to determine whether the premises has ever been flooded. In the event that flooding has previously occurred and is not disclosed by the vendor, then a purchaser could bring a legal claim for losses stemming from an inaccurate answer. The buyer’s lawyers will also commission an environmental report. This should disclose whether there is a recorded flood risk. If so, more detailed investigations should be initiated.
My wife and I purchased a semi-detached Victorian property in Workington. Conveyancing lawyer represented me and Norwich and Peterborough Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, the second leasehold under the exact same 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 as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Workington and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing lawyer who conducted the work.
I today plan to offer on a house that appears to be perfect, at a great price which is making it all the more appealing. I have since found out that the title is leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Workington. Conveyancing solicitors have are about to be appointed. Will they explain the issues?
The majority of houses in Workington are freehold rather than leasehold. In this scenario it’s worth having a local solicitor used to dealing with such properties who can help the conveyancing process. We note that you are buying in Workington so you should seriously consider shopping around for a Workington conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the freeholder’spermission to carry out alterations. It may be necessary to pay a contribution towards the maintenance of the estate where the property is part of an estate. Your lawyer should appraise you on the various issues.
I invested in buying a basement flat in Workington, conveyancing was carried out June 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Workington with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease runs out on 21st October 2096
With 70 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
My in 2005. He has got wed, widowed and in recent months got remarried. He will be selling the property this May. I believe he will just be asked to supply copies of his marriage certificates to the property lawyer but he is worried it could frustrate the home sale. Should he instruct a conveyancing practitioner to update the land title information for the house?
It is not absolutely necessary to bring up to date the title for the property providing you have the proof needed to demonstrate how the change of name has come about.
Any buyer’s solicitor should review the registered information and request evidence to prove the name change e.g. marriage documentation.