Are the Baildon conveyancing solicitors identified as being on the Clydesdale conveyancing panel, together with their details provided by Clydesdale?
Baildon conveyancing firms themselves provide us confirmation that they are on the Clydesdale conveyancing panel as opposed to being supplied with a list from Clydesdale directly.
This question may be naive but I am unexperienced as FTB of a two bedroom flat in Baildon. Do I pick up the keys to the property on completion from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Baildon?
On the day of completion you do not need to attend the conveyancers office in Baildon. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s lawyers, and once they have received this, you should be called to receive the keys from the property Agents and start moving into the property. This tends to happen between 1 and 3pm.
We are purchasing a detached bungalow in Baildon. We would like to carry out an extension to the side at the property.Will legal work on the property include enquiries to see if these alterations are permitted?
Your property lawyer should review the registered title as conveyancing in Baildon will on occasion identify restrictions in the title deeds which prohibit categories of changes or need the permission of a 3rd party. Certain works require local authority planning consent and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which frequently prevent or impact extensions. It would be wise to check these things with a surveyor prior to committing yourself to a purchase.
It is not clear whether my lender requires a lease extension. I have called my Baildon bank branch on numerous occasions and was advised it wasn't a problem and they will lend. My Baildon conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend based on their UK Finance Lenders’ Handbook minimum lease term requirements. Who do I believe?
Provided that the lawyer is on the lender approved list, they must adhere to the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years remaining.
Will my conveyancer be raising enquiries concerning flooding during the conveyancing in Baildon.
Flooding is a growing risk for conveyancers specialising in conveyancing in Baildon. There are those who buy a property in Baildon, completely expectant that at some time, it may be flooded. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to get a mortgage, adequate insurance cover, or dispose of the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, however there are a number of searches that can be initiated by the buyer or by their lawyers which will give them a better understanding of the risks in Baildon. The standard property information forms given to a buyer’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to discover if the premises has suffered from flooding. In the event that flooding has previously occurred and is not notified by the seller, then a purchaser may bring a compensation claim as a result of such an misleading reply. The purchaser’s solicitors should also conduct an environmental search. This will indicate whether there is a recorded flood risk. If so, further inquiries should be carried out.
My wife and I own a renovated Victorian house in Baildon. Conveyancing solicitor acted for me and Norwich and Peterborough Building Society. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the matching property. Is it worth asking Norwich and Peterborough Building Society to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Baildon and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who conducted the conveyancing.
Due to the encouragement of my in-laws I had a survey completed on a house in Baildon ahead of appointing conveyancers. I have been told that there is a flying freehold overhang to the house. Our surveyor advised that some banks will refuse to give a loan on this type of house.
It varies from the lender to lender. HSBC has different requirements for example to Nationwide. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Baildon. Conveyancing will be smoother if you use a solicitor in Baildon especially if they are acquainted with such properties in Baildon.
I only have Seventy years remaining on my flat in Baildon. I need to extend my lease but my freeholder is can not be found. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the magistrate. However, you will be required to demonstrate that you have used your best endeavours to locate the landlord. In some cases an enquiry agent would be useful to try and locate and to produce a report which can be used as evidence that the freeholder can not be located. It is wise to seek advice from a solicitor in relation to investigating the landlord’s absence and the application to the County Court overseeing Baildon.
I own a 1st floor flat in Baildon, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Baildon with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2089
With only 63 years left to run the likely cost is going to be between £16,200 and £18,600 as well as 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 in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.