Much to our surprise we have been told by our IFA that my Great Sankey the law firm I have appointed is not on the lender Solicitor panel. What can I do to be certain if this is indeed the case?
The best course of action for you to take is to call your Great Sankey lawyer directly. You lawyer should advise you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your bank.
This question may be naive but I am unexperienced as a 1st time purchaser of a ground floor flat in Great Sankey. Do I receive the keys to the property on completion from my solicitor? If this is the case, I will use a High Street conveyancing solicitor in Great Sankey?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the vendor’s lawyers, and once they have received this, you should be able to collect the keys from the Estate Agents and move into your new home. Usually this happens early afternoon.
Completion of my purchase has taken place for my property in Great Sankey. Conveyancing was satisfactory but I would like to complain about the lender. How do I make a complaint?
Almost all lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are resolved effectively and efficiently. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Intending to buy a flat in Great Sankey. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender 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 Great Sankey conveyancing practitioner is on the Santander conveyancing panel.
I acquired my flat on 5 February and my personal details is yet to be registered. Any reason for this? My conveyancing solicitor in Great Sankey advises it will be dealt with inside ten days. Are properties in Great Sankey particularly slow to register?
As far as conveyancing in Great Sankey registration is no faster or slower than the rest of England and Wales. Rather than based on location, timescales can vary depending on the party submitting the application, whether there are errors and whether the Land registry must send notices to any third parties. As of today approximately three quarters of such applications are fully addressed in less than three weeks but occasionally there can be extensive delays. Historically registration takes place after the new owner has moved in to the property thus registration formalities is not usually an essential issue yet if it is urgent that the the registration takes place urgently then you or your lawyers could communicate with the Registry to express the reasoning for the application to be prioritised.
Having checked my lease I have discovered that there are only Seventy years left on my lease in Great Sankey. I now want to extend my lease but my landlord is absent. What options are available to me?
If you meet the appropriate requirements, 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 enable the lease to be lengthened by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to locate the landlord. For most situations a specialist may be helpful to try and locate and prepare an expert document to be used as evidence that the landlord can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s absence and the vesting order request to the County Court overseeing Great Sankey.
I bought a ground floor flat in Great Sankey, conveyancing formalities finalised March 1998. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Great Sankey with over 90 years remaining are worth £180,000. The average or mid-range amount of ground rent is £65 per annum. The lease runs out on 21st October 2083
With only 59 years unexpired we estimate the premium for your lease extension to span between £20,900 and £24,200 as well as legals.
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 without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.
Why is New Build conveyancing in Great Sankey more costly?
Buying a brand new property is completely distinct from the standard house buying conveyancing in Great Sankey. For a start developers usually demand contracts to exchange within a tight deadline, the result being a a great deal of pressure on your property lawyer to ensure all is in order. Furthermore new build properties frequently involve the checking of adoption of highways, drains, planning considerations, building warranties or architects certificates. Lenders obligations are also more detailed. Due to the complex nature of the process for these types of properties, the conveyancing new build fees are higher than normal.