I am nearing an exchange on a house in Writtle and my mum and dad have sent the ten percent deposit to my property lawyer. I am now told that as the deposit has not arrived from me my lawyer needs to disclose this to my mortgage company. I am advised that, in also acting for the lender he must inform them that the balance of the purchase price is not just from me. I disclosed to the lender about my parents' contribution when I applied for the home loan, so is it really appropriate for him to raise this?
The lawyer is obliged to clarify with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. Your solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
The Writtle conveyancing lawyers that just started acting on my purchase in Writtle have without warning closed. They were on acting for me because I had to have a lawyer on the Leeds Building Society conveyancing panel and my family Writtle lawyer was not. I paid them 275 plus VAT on account. What do I do now?
If you have an estate agent involved then inform them immediately so that they advise the vendors that there may be a slight delay due to reasons beyond your control. Most sellers would be sympathetic and urge their lawyer to send a new set of papers to your new solicitors. You should appoint new lawyers that are on the Leeds Building Society conveyancing panel and notify the lender. If you have paid over any money, it will hopefully be held by the SRA as money in an intervened firm's bank accounts is transferred to the SRA. Then, the SRA or the intervention agent looks at the intervened firm's accounts to work out who the money belongs to. To claim your money you will need to contact the SRA. If the SRA cannot return money you are owed from the firm's bank accounts, or if they can only return part of the money, you can apply to the Compensation Fund for a grant. Your new solicitors may be able to assist.
Is it the case that all Writtle solicitor practices on the Principality conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Principality approved list of solicitors they would need to be overseen by the SRA. Many lenders do allow licenced conveyancers on their panel and in that case the organisation would be regulated by the Council of Licensed Conveyancers.
We are getting the release of further funds on our home loan from Bank of Ireland as we wish to carry out improvements to our home in Writtle. Do we need to choose a high street Writtle solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland don't usually require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
Planning on purchasing a maisonette in Writtle. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Writtle lawyer is on the Santander conveyancing panel.
The deeds to our home can not be found. The lawyers who conducted the conveyancing in Writtle 5 years ago no longer exist. What do I do?
Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or premises, as the Land Registry hold details of all registered land or property electronically.
Having checked my lease I have discovered that there are only 72 years left on my lease in Writtle. I am keen to get lease extension but my freeholder is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the Court. You will be obliged to prove that you or your lawyers have made all reasonable attempts to track down the landlord. For most situations a specialist would be helpful to try and locate and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is advisable to get professional help from a property lawyer both on proving the landlord’s disappearance and the application to the County Court covering Writtle.
I own a 1 bedroom flat in Writtle, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Writtle with a long lease are worth £227,000. The average or mid-range amount of ground rent is £50 levied per year. The lease finishes on 21st October 2097
With only 72 years left to run the likely cost is going to be between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
What range of conveyancing matters do Writtle conveyancing practices offer?
Generally most Writtle conveyancing firms tend to conduct a number of services to domestic and rural land owners, sellers, buyers, landlords and tenants such as:
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Standard residential sale conveyancing in Writtle or wider afield
Home purchase conveyancing in Writtle and countrywide
Buying a brand new house or apartment Leasehold conveyancing sales and purchases Planning permissions and restrictions Property issues arising from relationship breakdown.