I am thinking of remortgaging my house in Blakedown, does my lawyer have to be on the UBS Solicitor panel?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
We are buying a house in Blakedown. I might seem paranoid but how we can trust a lawyer? At some point we will need to deposit money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
I am buying a victorian detached house in Blakedown. Our aim is to carry out an extension to the side at the property.Will legal due diligence on the property involve checks to determine if these alterations were previously refused?
Your solicitor should review the registered title as conveyancing in Blakedown will on occasion reveal restrictions in the title deeds which prevent categories of works or require the permission of another owner. Many extensions call for local authority planning consent and approval in accordance building regulations. Some locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these issues with a surveyor ahead of any purchase.
We are getting a further advance on our mortgage from RBS as we want to conduct a loft conversion to our house in Blakedown. Do we need to select a nearby Blakedown solicitor on the RBS conveyancing panel to handle the paperwork?
RBS would not normally instruct a member of their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS conveyancing panel.
What can a local search reveal about the house my wife and I purchasing in Blakedown?
Blakedown conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for instance Onsearch The local search is essential in every Blakedown conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your property. The search should supply information on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a simple, chain free conveyancing. Blakedown is where the house is located. Can you offer any advice?
Flying freeholds in Blakedown are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Blakedown you would need to get your solicitor to go through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Blakedown may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Can you provide any advice for leasehold conveyancing in Blakedown from the point of view of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Blakedown can be bypassed where you appoint lawyers the minute you market your property and ask them to put together the leasehold documentation which will be required by the purchasers’ representatives. The majority of freeholders or Management Companies in Blakedown levy fees for supplying management packs for a leasehold home. You or your lawyers should find out the fee that they propose to charge. The management information sought on or before finding a buyer, thus reducing delays. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Blakedown. If there is a history of conflict with your freeholder or managing agents it is essential that these are resolved before the property is marketed. The buyers and their solicitors will be nervous about purchasing a property where there is an ongoing dispute. You may have to bite the bullet and pay any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the purchasers, but it is better to reveal the dispute as over rather than unresolved. You may think that you are aware of the number of years left on your lease but it would be advisable verify this by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to proceed with the purchase of a leasehold property the lease term is under 80 years. In the circumstances it is essential at an early stage that you consider whether the lease term requires a lease extension. If it does, contact your solicitors before you put your property on the market for sale.
I own a ground floor flat in Blakedown, conveyancing formalities finalised 7 years ago. How much will my lease extension cost? Comparable flats in Blakedown with over 90 years remaining are worth £206,000. The ground rent is £45 yearly. The lease terminates on 21st October 2091
With just 66 years left to run we estimate the premium for your lease extension to be between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure 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 due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.
Whilst your website is a good idea there are many lawyers listed near Blakedown being on the bank conveyancing panel. It would be a lot more helpful if you could recommend a specific firm on the conveyancing panel for our mortgage company?
We do not recommend specific Blakedown firms as the right Blakedown conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Blakedown knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..