The Crawcrook conveyancing firm handling our Crawcrook conveyancing has identified an inconsistency when comparing the information in the home valuation survey and what is revealed within the title deeds. My lawyer has advised that he is duty bound to ensure that the bank is OK with this discrepancy and is still content to lend. Is my conveyancer’s approach legitimate?
Your conveyancing practitioner must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. 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.
This question may be naive but I am unseasoned as a 1st time purchaser of a two bedroom flat in Crawcrook. Do I receive the keys to the property on the completion date from my lawyer? If so, I will find a local conveyancing solicitor in Crawcrook?
On the day of completion you will not be required to go to the conveyancers office in Crawcrook. Conveyancing lawyers for you will arrange to send the completion advance to the owner’s lawyers, and once they have received this, you should be able to receive the keys from the property Agents and start moving into the property. Usually this occurs between 1 and 3pm.
I have today made my last payment due on my mortgage with Coventry BS. I assume I don't need a Crawcrook solicitor on the Coventry BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Coventry BS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Coventry BS mortgage from the register. Coventry BS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Coventry BS has sent the Land Registry the discharge electronically, and
- Coventry BS has instructed the Land Registry to do so
I have finally had an offer on a maisonette in Crawcrook agreed to, but there is a chain. The owners have put an offer on on an apartment, but it’s not yet tied up, and have viewings of other flats in the pipeline. I have selected a high street conveyancing solicitor in Crawcrook. What should be my next step? At what point do I apply for the mortgage with UBS?
It is understandable to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is approx one thousand pounds, then valuation, Crawcrook conveyancing search fees, etc). The first thing to do is ensure that your conveyancer is on the UBS approved list. As to the next phase this very much dictated by the specifics of your case, desire for the property and on the state of the market. In a buoyant market the majority of buyers would apply for a home loan with UBS and arrange for the valuation and only if it was satisfactory would they ask their lawyer to move forward with the conveyancing in Crawcrook.
My father-in-law has urged me to appoint his conveyancing solicitors in Crawcrook. Do I follow his advice?
No doubt the ideal way to find a conveyancing lawyer is to get feedback from friends or family who have experience in using the solicitor you're are thinking of instructing.
Last March I purchased a leasehold property in Crawcrook. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I bought a split level flat in Crawcrook, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Crawcrook with over 90 years remaining are worth £185,000. The ground rent is £65 invoiced annually. The lease terminates on 21st October 2086
You have 61 years remaining on your lease we estimate the premium for your lease extension to range between £19,000 and £22,000 plus legals.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
I am buying a leasehold flat in Crawcrook. Conveyancing estimates are coming in at around £1650. Is that reasonable?
The average fee in 2014 for conveyancing in Crawcrook was just over one thousand four hundred and fifty pounds not including Land Tax and HM Land Registry charges.