Me and my partner are buying a flat in Whaley Bridge. I might seem paranoid but how we can trust a conveyancer? At some point we will need to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We have agreed to purchase a house in Whaley Bridge. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Coventry BS be concerned?
As your lender is Coventry BS your lawyer must comply with the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook stipulates minimum requirements for solar panel roof-space leases, and solicitors are required to report to Coventry BS where a lease fails to comply with these specifications. The specifications relate to the installation of panels on properties nationwide and is not restricted to Whaley Bridge.
Completion of my purchase has taken place for my property in Whaley Bridge. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first point of contact 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 very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
five months have gone by since my purchase conveyancing in Whaley Bridge completed. I have checked the Land Registry website which shows that I paid £175,000 when infact I paid £170,000. 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 residence 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.
I am using a search engine for the words cheap conveyancing in Whaley Bridge it brings up many property lawyersin the area. How do I determine which is the right conveyancer for my move?
The best way of finding a suitable conveyancer is through a personal testimonial, so ask friends and family who have acquired a property in Whaley Bridge or a reputable estate agent or financial adviser. Fees for conveyancing in Whaley Bridge differ, so it's a good idea to secure at least three fee calculations from varying types of solicitors. Be sure to seek confirmation what costs in the quote includes.
My wife and I may need to let out our Whaley Bridge garden flat for a while due to a new job. We used a Whaley Bridge conveyancing practice in 2002 but they have closed and we did not think at the time seek any guidance as to whether the lease allows us to sublet. How do we find out?
A lease governs relations between the landlord and you the leaseholder; in particular, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Whaley Bridge do not contain an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. Instead, there is usually simply a requirement that the owner notifies the freeholder, possibly sending a copy of the sublease.
I am the registered owner of a 1 bedroom flat in Whaley Bridge, conveyancing was carried out March 1997. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Whaley Bridge with over 90 years remaining are worth £191,000. The ground rent is £55 invoiced annually. The lease terminates on 21st October 2077
With only 53 years remaining on your lease we estimate the price of your lease extension to range between £27,600 and £31,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
My husband and I are acquiring a 2 bedroom flat in Whaley Bridge. At the time of instructing our conveyancer, they said that they were on all major UK mortgage company panels. The mortgage broker emailed yesterday to advise that they don't appear to be on the RBS approved list. If it turns out to be true, what should we do? Should we just choose a new solicitor that is on their panel or do we pay for dual representation, with RBS appointing their own approved property lawyer.
Where you are buying a property needing a mortgage it is normal for the buyer’s lawyers to also represent the mortgage company. In order to act for a bank or building society a conveyancing practitioner has to be on that lender's conveyancing panel. An application has to be made by the conveyancer to the lender to become a member of the lender's panel and there are increasingly strict criteria which the property lawyer has to fulfill. Some building societies now insist their panel firms to be part of the Law Society’s Conveyancing Accreditation Scheme. Your conveyancer should contact RBS to find out if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own solicitors to act. You are not legally obliged to appoint a law firm on RBS's conveyancing panel and you may continue to use your own Whaley Bridge solicitors, in which case it will likely add costs, and it may delay matters as you have another set of people involved.