I was informed today by my broker that my West Haddon solicitor is not on the bank Conveyancing panel. How can I be certain if this is indeed the case?
You need to contact your West Haddon conveyancer. It is reasonable to expect your lawyer to advise you what has happened. Where they are not on the panel they may recommend you to a West Haddon conveyancing practice that is on the approved list of lawyers for your mortgage company.
As someone unfamiliar with the West Haddon conveyancing process what is the number one tip you can give me concerning the ownership transfer in West Haddon
You may not hear this from too many lawyers but conveyancing in West Haddon and elsewhere in Northamptonshire is often a confrontational experience. In other words, when it comes to conveyancing there exists plenty of room for friction between you and others involved in the home moving process. For instance, the vendor, estate agent and on occasion your mortgage company. Selecting a law firm for your conveyancing in West Haddon should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the transaction whose role it is to protect your legal interests and to protect you.
Every so often a third party with a vested interest may try and persuade you that you should follow their advice. For example, the selling agent may claim to be assisting by claiming that your solicitor is slow. Or your mortgage broker may try to convince you to do something that is contrary to your solicitors recommendation. You should always trust your lawyer above all other parties when it comes to the legal transfer of property.
My friend advised me that if I am buying in West Haddon I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes included in the estimate for your West Haddon conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about West Haddon around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the West Haddon Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, West Haddon Education with maps and statistics, Local Amenities and other useful data about West Haddon.
It has been five months since my purchase conveyancing in West Haddon completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the premises from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Helen (my wife) and I may need to rent out our West Haddon ground floor flat temporarily due to taking a sabbatical. We instructed a West Haddon conveyancing practice in 2004 but they have since shut and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
A small minority of properties in West Haddon do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably refuse but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I purchased a leasehold flat in West Haddon, conveyancing formalities finalised April 1997. How much will my lease extension cost? Comparable properties in West Haddon with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease finishes on 21st October 2090
With only 66 years left to run we estimate the premium for your lease extension to range between £11,400 and £13,200 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.