My Conveyancer in Wragby is not listed on the Yorkshire Building Society Solicitor Panel. Is it possible for me to continue with my family solicitor even though they are not on the Yorkshire Building Society list of approved lawyers?
Your options are as follows:
- Complete the purchase with your existing Wragby lawyers but Yorkshire Building Society will need to use a lawyer on their list of acceptable firms. This will result in additional overall legal fees and result in frustration.
- Get an alternative practitioner to to deal with the conveyancing, not forgetting to check they are on the Yorkshire Building Society panel
My partner and I are selling our house in Wragby and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any high street Wragby conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers used an internet conveyancing outfit rather than a conveyancing solicitor in Wragby. We have lived in Wragby for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to get clarification that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Yesterday I discovered that there is a flying freehold issue on a house I have offered on two weeks back in what should have been a straight forward, no chain conveyancing. Wragby is the location of the property. What do you suggest?
Flying freeholds in Wragby are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Wragby you must be sure that your lawyer goes through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Wragby 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 residence.
As co-executor for the estate of my grandmother I am disposing of a residence in Swansea but live in Wragby. My conveyancer (approximately 300 miles awayrequires that I sign a statutory declaration before the transaction finalising. Can you recommend a conveyancing solicitor in Wragby who can witness this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Wragby
Can you offer any advice when it comes to appointing a Wragby conveyancing firm to deal with our lease extension?
When appointing a conveyancer for lease extension works (regardless if they are a Wragby conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with several firms including non Wragby conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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Can they put you in touch with clients in Wragby who can give a testimonial?
I inherited a 1 bedroom flat in Wragby, conveyancing formalities finalised in 1998. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Wragby with a long lease are worth £260,000. The ground rent is £45 yearly. The lease ceases on 21st October 2099
You have 74 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.
When it comes to my conveyancing in Wragby should I be paying VAT on the following: (1) Land reg fee on purchase (2) Pre - completion search fee (3) SDLT E submission on purchase (4) Bank TT fee
(1) Land reg fee on purchase - No (2) Pre - completion search fees -No, (such conveyancing searches are HMLR ones and means £4 and possibly £2 bankruptcy per name on your mortgage) (3) SDLT E submission on your purchase - There is no VAT on Stamp Duty. However if the firm is charging a stamp duty e-submission fee as part of their services - some Wragby conveyancers do - that will incur VAT(4) Bank transfer fee - Yes it is for the lawyer's time in submitting the funds this way.