I recently had an offer accepted on an apartment in Workington. My financial adviser pressured me to appoint their lawyer. I paid an on account payment of £225. A couple of days later, the conveyancer called me to say that they were not on the Coventry BS 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 Coventry BS 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.
I am selling my house. I had a double glazing fitted in October 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Kent Reliance are being pedantic. The Workington solicitor who is on the Kent Reliance conveyancing panel is recommending indemnity insurance as a solution but Kent Reliance are insisting on a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I have finally had an offer on a flat in Workington accepted, but there is a chain. The vendors have offered on somewhere, but it’s not yet agreed to, and are looking at other flats booked. I have instructed a nearby conveyancing solicitor in Workington. What do I do now? When do I get the mortgage application with UBS started?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, Workington conveyancing search fees, etc). First, you must ensure that your conveyancer is on the UBS approved list. Regarding the next steps this very much dictated by the uniqueness of your transaction, attraction to the property and on the state of the market. In a buoyant market many home buyers would apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they request their lawyer to move forward with the conveyancing in Workington.
I require quick conveyancing in Workington as I am faced with pressure to complete in less than one month. A home loan is not required. Can I avoid the conveyancing searches to save money and time?
As you are not obtaining a mortgage you have the choice not to do searches although no solicitor would recommend that you don't. Drawing on our experience of conveyancing in Workington the following are instances of issues that can be revealed and adversely impact the marketability of the property: Refused Planning Applications, Outstanding Fees, Outstanding Grants, Unadopted Roads,...
I used Wolstenholmes several years ago for my conveyancing in Workington. Now, I need my files however the law firm is no longer operating. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Workington of the conveyancing firm of solicitors you previously retained, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a house I put an offer in two weeks back in what should have been a quick, no chain conveyancing. Workington is where the house is located. Is there any guidance you can give?
Flying freeholds in Workington are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Workington you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Workington may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it simple use the search facility to select a conveyancing lawyer in Workington on the authorised to act for my lender?
First choose a bank such as Santander, Leeds Building Society or Godiva Mortgages Ltd then type in your preferred area such as Workington. Conveyancing practices in Workington and nationally will then be listed.
Can you provide any advice for leasehold conveyancing in Workington with the aim of expediting the sale process?
- Much of the delay in leasehold conveyancing in Workington can be avoided if you get in touch lawyers the minute you market your property and ask them to put together the leasehold information needed by the purchasers’ solicitors. If you have carried out any alterations to the property would they have required Landlord’s permission? In particular have you installed wooden flooring? Most leases in Workington state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord acquiescing to such changes. Should you dont have the paperwork in place you should not contact the landlord without checking with your solicitor in the first instance. The majority of landlords or Management Companies in Workington charge for providing management packs for a leasehold home. You or your lawyers should find out the actual amount of the charges. The management information sought as soon as you have a buyer, thus accelerating the process. The average time it takes to obtain the necessary information is three weeks. It is the most usual cause of frustration in leasehold conveyancing in Workington. A minority of Workington 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. Any bank reference will need to confirm that the buyers are financially capable of paying 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 lawyers.
I bought a studio flat in Workington, conveyancing formalities finalised half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Workington with an extended lease are worth £216,000. The average or mid-range amount of ground rent is £50 yearly. The lease expires on 21st October 2094
With only 69 years remaining on your lease the likely cost is going to range between £9,500 and £11,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is 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 this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.