My Solicitor in Woodhouse and Handsworth is not on the Halifax Conveyancing Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Halifax panel?
The limited options open to you here include:
- Carry on with your existing Woodhouse and Handsworth solicitors but Halifax will need to retain a conveyancer on their list of acceptable firms. This will result in additional total conveyancing charges and result in delays.
- Find a new practitioner to to deal with the conveyancing, remembering to check they are on the Halifax panel
I am purchasing a property and the conveyancer has identified Chancel Repair to which the house may be liable given it’s proximity to the area of such a church. She has recommended insurance. Is this strictly warranted for conveyancing in Woodhouse and Handsworth
Unless a prior purchase of the house took place post 12 October 2013 you can take it that solicitors conducting conveyancing in Woodhouse and Handsworth to continue to propose a a chancel search and or chancel repair liability policy.
I bought my home on 13 September and the transaction details are still not registered. Should I be concerned? My conveyancing solicitor in Woodhouse and Handsworth expressed confidence that it will be registered inside ten days. Are transfers in Woodhouse and Handsworth particularly slow to register?
As far as conveyancing in Woodhouse and Handsworth registration is no faster or slower than anywhere else in the country. Rather than based on location, timescales can adjust according to who lodges the application, whether there are errors and whether the Land registry have to notify any third parties. At present in the region of 80% of such applications are fully dealt with in less than three weeks but some can be subject to extensive delays. Historically registration takes place after the buyer is living at the premises so 'speed' is not always primary concern but where it is urgent that the the registration takes place urgently then you or your solicitor could communicate with the Registry to express the reasoning for an expedited registration.
Taking into account that I will soon part with over three hundred thousand on a property in Woodhouse and Handsworth I wish to have a conversation with the solicitor about mytransaction in advance of appointing the firm. Can this be arranged?
This is something that we encourage - it is our preference to talk to you we do not take any clients on without you first talking to the lawyer who will be carrying out your conveyancing in Woodhouse and Handsworth.There is no ‘factory style conveyancing’ - each client is an important individual, not a file reference. The practices that we put you in touch with believe that the fees you are provided with for your conveyancing in Woodhouse and Handsworth should be the amount on the final invoice that you end up paying.
I've recently bought a leasehold house in Woodhouse and Handsworth. Am I liable to pay service charges for periods before my ownership?
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. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure 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 invested in buying a 1st floor flat in Woodhouse and Handsworth, 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? Similar properties in Woodhouse and Handsworth with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease ends on 21st October 2078
With just 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first seeking the advice of a professional.