This question may be naive but I am new to the home moving as a first time purchaser of a garden flat in Lunt. Do I collect the keys to the premises on completion from my conveyancer? If so, I will use a local conveyancing solicitor in Lunt?
There is no need to visit the lawyers office on the day of completion. Conveyancing lawyers for you will transfer the completion advance to the seller's conveyancers, and once they have received this, you will be invited to collect the keys from the Estate Agents and start moving into the property. This tends to happen between 1 and 3pm.
Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Lunt conveyancing practitioners have been chosen. How long does it take for Leeds Building Society to forward the offer to the lawyer?
Some lenders take longer than others. Have Leeds Building Society done the survey? Have you informed Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Clydesdale have agreed my mortgage in principle, my bid on a house in Lunt has been accepted, now what?
Your property agent will want to know who your solicitors are (be sure the solicitors are on the lender’s panel). Telephone Clydesdale or the financial adviser and complete any relevant paperwork. Clydesdale will instruct a valuer who will get in touch with the selling agent or seller to schedule an appointment. Once carried out (assuming no problems) it takes approximately a week for the mortgage offer to be issued. Clydesdale will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Lunt.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The lawyers who conducted the conveyancing in Lunt 4 years ago are no longer around. What are my next steps?
Gone are the days when you need to hold title official documentation to prove you are the registered proprietor of land or property, as the Land Registry have everything they need in a digital format.
What does commercial conveyancing in Lunt cover?
Lunt conveyancing for business premises covers a wide range of advice, offered by qualified solicitors, relating to business premises. For example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial loans and the termination of leases.
Back In 2008, I bought a leasehold house in Lunt. Conveyancing and Coventry Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Lunt who previously acted has now retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is indeed the new freeholder. You do not need to incur the fees of a Lunt conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a 2 bed flat in Lunt, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Lunt with an extended lease are worth £181,000. The ground rent is £55 per annum. The lease expires on 21st October 2077
With just 51 years remaining on your lease the likely cost is going to range between £30,400 and £35,200 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
Our lawyer in Lunt has uncovered a a problem with the lease for the flat we are buying in Lunt. The other side have suggested defective title insurance as a workaround. We are content with insurance and will pay for it. Our solicitor says that as he is on the lender conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the bank approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.