We are planning to acquire a property and need a conveyancing solicitor in Canford Cliffs who is on the Lloyds conveyancing panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Lloyds . We don't recommend any particular firms conducting conveyancing in Canford Cliffs.
My uncle passed away last year and as sole heir and executor I was left the house in Canford Cliffs. The house had a relatively small loan remaining of approximately £5k. I want to have the title changed into my name whilst I re-mortgage to Bank of Ireland, pay off the mortgage. Is this allowed?
Where you plan to refinance then Bank of Ireland will insist on your using a conveyancer on the Bank of Ireland 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 Bank of Ireland 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 Bank of Ireland mortgage is registered as a charge at the Land Registry.
Please help - my lawyer advises that restrictive coveneant insurance is necessary on my purchase. What is the typical level of cover needed for conveyancing in Canford Cliffs?
The right level of restrictive coveneant indemnity insurance should be dictated by who who your lender is. It would differ for example between Lloyds TSB Bank and The Mortgage Works. Conveyancing practitioners as opposed to members of the public take out such policies.
I have paid off my mortgage with Virgin Money. I assume I don't need a Canford Cliffs property lawyer on the Virgin Money panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money 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 Virgin Money mortgage from the register. Virgin Money, 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 Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Skipton have agreed my mortgage in principle, my bid on a flat in Canford Cliffs has been accepted, now what?
The property agent will wish to know who your solicitors are (make sure the lawyers are on the bank’s approved list). Contact Skipton or the broker and complete any relevant documentation. Skipton will sellect a valuer who will get in touch with the selling agent or owners to schedule a time for the valuation to happen. Once carried out (assuming no problems) it takes about a fortnight to receive the mortgage offer. Skipton will issue the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Canford Cliffs.
Over the last few months I have been searching for a leasehold apartment up to £245,000 and identified one close by in Canford Cliffs I like with a park and station in the vicinity, the downside is that it only has 52 years on the lease. There is not much else in Canford Cliffs for this price, so just wondered if I would be making a mistake acquiring a short lease?
Should you need a home loan the remaining unexpired lease term may be an issue. Reduce the price by the anticipated lease extension will cost if not already taken into account. If the current proprietor has owned the premises for at least 2 years you can request that they start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer about this.
In my capacity as executor for the will of my uncle I am disposing of a property in Neath but reside in Canford Cliffs. My solicitor (who is 250 miles awayneeds me to execute a statutory declaration prior to completion. Could you suggest a conveyancing lawyer in Canford Cliffs to attest and place their company stamp on the document?
Technically speaking you should not be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are located in Canford Cliffs
Back In 2003, I bought a leasehold house in Canford Cliffs. Conveyancing and Chelsea Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1994. The conveyancing practitioner in Canford Cliffs who acted for me is not around. What should I do?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Canford Cliffs conveyancing solicitor to do this as it can be done on-line for less than a fiver. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a split level flat in Canford Cliffs, conveyancing having been completed half a dozen years ago. How much will my lease extension cost? Comparable flats in Canford Cliffs with an extended lease are worth £190,000. The average or mid-range amount of ground rent is £65 levied per year. The lease ends on 21st October 2086
With 61 years left to run we estimate the price of your lease extension to be between £19,000 and £22,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.