I am in the market for a reasonably priced conveyancer. Should I go for for a national conveyancer or a high street Ainsdale conveyancing lawyer?
Generally conveyancing solicitors in your location will benefit from good relationships with your local authority, which can assist with your Ainsdale conveyancing searches that your conveyancer will need to carry out. It also helps if they enjoy good connections with the Local Land Registry Office your area Ainsdale, other conveyancers in the area and Ainsdale selling agents.
We are planning to buy with Coventry BS. I called into a couple of local firms yet am unable to find a Ainsdale conveyancing firm on the Coventry BS approved list. Please you assist?
Feel free to take advantage of the search tool on this web page. Pick the mortgage company and type Ainsdale or your preferred area and you will be presented with numerous conveyancers located in Ainsdale or nearest you.
My partner and I are close to exchanging contracts on the sale of our property in Ainsdale and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. Any local conveyancer would know this is not the case. It does beg the question why the purchasers are using a nationwide conveyancing firm rather than a conveyancing solicitor in Ainsdale. We have lived in Ainsdale for many years we know of no issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You should enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
Due to the advice of my in-laws I had a survey completed on a property in Ainsdale before retaining lawyers. I have been advised that there is a flying freehold overhang to the property. Our surveyor has said that some banks will refuse to issue a loan on a flying freehold premises.
It varies from the lender to lender. Santander has different instructions for example to Halifax. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Ainsdale. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Ainsdale to see if the conveyancing costs will increase in light of this.
Having checked my lease I have discovered that there are only 62 years left on my flat in Ainsdale. I now wish to extend my lease but my freeholder is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to find the landlord. In some cases a specialist should be useful to try and locate and prepare a report which can be used as proof that the landlord can not be located. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the application to the County Court overseeing Ainsdale.
I invested in buying a 1 bedroom flat in Ainsdale, conveyancing formalities finalised March 1999. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Ainsdale with over 90 years remaining are worth £197,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2079
With only 54 years unexpired we estimate the price of your lease extension to range between £32,300 and £37,400 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously 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.
My son is just in the process of moving home, he had his mortgage in principle. When the seller agreed the offer on the house we rang the mortgage company to issue the formal offer. I was shocked to hear that banks do not accept all conveyancer, they have to be on a list, is this right?
Banks ordinarily restrict either the type or the number of conveyancing solicitors on their approved list of lawyers. Typical examples of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Ainsdale solicitor on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.