Please help - my lawyer advises that defective lease insurance is needed on my purchase. What is the level of cover for Allenton conveyancing?
The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Virgin Money. Conveyancing practitioners as opposed to borrowers take out such policies.
My wife and I are in the throws of viewing houses in Allenton and I am now considering a potential offer. Is it wise to have my solicitor on ‘stand by’? I am planning to take a home loan with Skipton.
You should start obtaining conveyancing estimates from solicitors ASAP. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are seeking a mortgage with Skipton, ask your prospective lawyers if they are on the Skipton conveyancing panel otherwise they can't do the mortgage legal work.
I have paid off my mortgage with Santander. I assume I don't need a Allenton property lawyer on the Santander panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
We are selling our property in Allenton and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local lawyer would know that there is no such problem. For the life of me I don't know why the buyers are using a national conveyancing outfit rather than a conveyancing solicitor in Allenton. Having lived in Allenton for many years we know of no issue. Is it a good idea to contact our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing firm already. What do they say? You need to 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 life insurance to cover that same sickness)
The deeds to our house are lost. The lawyers who conducted the conveyancing in Allenton 10 years ago are no longer around. What are my next steps?
Assuming the title is registered the details of your ownership will be documented by the Land Registry with a Title Number. It is easy to conduct a search at the Land Registry, find your property and obtain up to date copies of the Registered Entries for a small fee. Where the title is Leasehold then the Land Registry will usually hold a file copy of the Registered Lease and again, a copy can be retrieved for £20 inclusive of VAT.
I need to instruct a conveyancing solicitor for remortgage conveyancing in Allenton. I've discover a site which appears to be the perfect solution If it is possible to get all formalities completed via email that would be preferable. Do I need to be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Looking forward to sign contracts shortly on a basement flat in Allenton. Conveyancing solicitors inform me that they are sending me a report within the next couple of days. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Allenton should include some of the following:
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Does the lease prohibit wood flooring? You should know if the lease permits you to add or upgrade anything in the premises- you must be made aware as to whether any restrictions relates to all alterations or just structural alteration, and whether permission is mandated necessary Ground rent - what is payable and when is collected, and be on notice if this will change in the future Where does the liability rest for repairing the window frames Whether the landlord has obligations to ensure rights of quiet enjoyment over your property and do you know what it means in practice?
I purchased a 2 bed flat in Allenton, conveyancing having been completed 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Allenton with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 levied per year. The lease runs out on 21st October 2076
With just 51 years left to run the likely cost is going to be between £30,400 and £35,200 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before seeking the advice of a professional.
My partner and I are buying a garden flat in Allenton. At the time of instructing our conveyancing practitioner, they told us that they were on all mainstream lender panels. The mortgage broker emailed just now to say that they don't appear to be on the Leeds Building Society approved list. If it turns out to be true, what should we do? Should we simply find a different conveyancing practitioner that is on their approved list or do we cover the costs for separate representation, with Leeds Building Society selecting their own approved property lawyer.
If you are purchasing a property needing a mortgage it is standard for the purchaser’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a lawyer has to be on that lender's list of approved lawyers. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the solicitor has to fulfill. Some lenders now insist their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your property lawyer should contact Leeds Building Society to discover 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 Leeds Building Society's conveyancing panel and you may continue to use your own Allenton solicitors, in which case your legal fees may increase, and it will likely delay the transaction as you are adding another lawyer into the equation.