I am acquiring a house for cash in Bamburgh. I have resided for the previous 20 years in Bamburgh. Conveyancing searches are exorbitant. Given that I know the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a home loan, then the vast majority of the Bamburgh conveyancing searches are at your discretion. Your conveyancer will try and steer you, perhaps strongly, that you should have searches done, but she is duty bound to take that path of encouragement . One thing to take into account; if you are likely to sell the house in the future, it will be of relevance to your prospective purchaser what the searches contain. Sometimes properties with no practical issues can still reveal detrimental search results. A good conveyancing solicitor in Bamburgh should be able to give you some practical advice in this regard.
I am considering refinancing my home in Bamburgh, does my lawyer need to be on the Principality Solicitor panel?
There is nothing to stop you using your solicitor, but Principality will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I used Action Conveyancing several years ago for my conveyancing in Bamburgh. Now, I need my files however cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Bamburgh of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £195,000 and identified one near me in Bamburgh I like with a park and transport links nearby, however it only has 51 years unexpired on the lease. There is not much else in Bamburgh suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the shortness of the lease will be an issue. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing proprietor has owned the premises for at least 2 years you may ask them to start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor concerning this.
My wife and I purchased a leasehold house in Bamburgh. Conveyancing and Bank of Scotland mortgage are in place. A letter has just been received from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1992. The conveyancing practitioner in Bamburgh who acted for me is not around. What should I do?
First make enquiries of HMLR to be sure that this person is in fact the registered owner of the freehold reversion. There is no need to instruct a Bamburgh conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a 1st floor flat in Bamburgh, conveyancing was carried out 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Bamburgh with over 90 years remaining are worth £211,000. The ground rent is £45 yearly. The lease terminates on 21st October 2092
With only 67 years unexpired the likely cost is going to be between £10,500 and £12,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
I have checked your search tool I can't find the lawyer I was hoping to instruct as being on the lender conveyancing panel. My lawyer has said that they are on the bank approved panel. How can I be sure given that they are not listed on your directory?
Not all firms are yet listed on our lender panel search tool which is still relatively new. Law firms are listing on a daily basis and it is probably the case that your lawyer is on the mortgage company conveyancing lawyer and you should probably take them at their word. Please do feel free to suggest that they completing their listing on our site as it would only cost them £1 a month to list themselves as being on the lender solicitor panel.