What is the best way to find the right solicitor who will give a 1st class service for my conveyancing in Bishops Lydeard?
Option 1 is to ask the people you trust whom they would instruct.
Second, use a comparison service on the web for conveyancing in Bishops Lydeard. Pick up the phone to two or three from the list and request that they send you their conveyancing fees and discuss your needs with the solicitor who will oversee the legal process beforemaking your decision.
Third is to use this site to assist you in finding the right solicitors taking into account your individual expectations including location,timings, complexity and who the proposed mortgage company is. Do not be fooled by low cost conveyancing in Bishops Lydeard
My uncle passed away six months ago and as sole heir and executor I was left the property in Bishops Lydeard. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to RBS, pay off the mortgage. Is this possible?
If you intend to re-mortgage then RBS will insist on your using a conveyancer on the RBS conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your RBS conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the RBS mortgage is registered as a charge at the Land Registry.
A relative suggested that if I am purchasing in Bishops Lydeard I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is occasionally included in the estimate for your Bishops Lydeard conveyancing searches. It is a large document of about 40 pages, listing and detailing important information about Bishops Lydeard around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Bishops Lydeard Education with plans and statistics, Local Amenities and other useful information about Bishops Lydeard.
I have been on the look out for a leasehold apartment up to £305k and found one near me in Bishops Lydeard I like with a park and transport links nearby, the downside is that it only has 61 years on the lease. There is not much else in Bishops Lydeard suitable, so just wondered if I would be making a mistake purchasing a short lease?
If you require a mortgage the shortness of the lease will likely be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for a minimum of twenty four months you could ask them to commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term and have £0 ground rent by law. You should consult your conveyancing lawyer about this matter.
What tools are available to locate a Bishops Lydeard law firm on the Accord Mortgages Ltd conveyancing panel? I am a keen cyclist and am prepared to travel upto 10miles to meet the lawyer.
Feel free to make use of the search on this website. Please choose the bank and your location and you will see a number of Bishops Lydeard conveyancing lawyers locally. We have listed some Bishops Lydeard conveyancing firms at the bottom of this page and you can ring them to check whether they are on the Accord Mortgages Ltd member panel
I am employed by a reputable estate agency in Bishops Lydeard where we have experienced a number of leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Bishops Lydeard conveyancing solicitors. Please can you clarify whether the vendor of a flat can commence the lease extension formalities for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I purchased a leasehold flat in Bishops Lydeard, conveyancing having been completed February 1997. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Bishops Lydeard with a long lease are worth £190,000. The ground rent is £65 charged once a year. The lease ceases on 21st October 2086
You have 61 years remaining on your lease we estimate the price of your lease extension to be between £19,000 and £22,000 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.