Me and my husband are acquiring residence in Colwall. My Conveyancer has never been on on the lender conveyancing list. Am I still permitted to use my Colwall conveyancing solicitor notwithstanding that they are not on the mortgage company approved list?
You will need to use a conveyancer to deal with the legal work required if you need a mortgage to buy your property. They will conduct all the essential legal checks on the property, make sure that you will be properly registered as the owner and ensure that all the required mortgage documentation is in order. One could select a Colwall solicitor of your choice. However, if the conveyancer appointed is not a member of the lender approved list supplemental fees will be levied as separate legal representation will be need by the bank. Lender panel applications may be submitted, so where your conveyancer has not historically sought membership they can do so.
I am acquiring a property without a mortgage in Colwall. I have resided for the previous Seventeen years in Colwall. Conveyancing searches are exorbitant. Given that I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a home loan, then all but one or two of the Colwall conveyancing searches are non-obligatory. Your solicitor will try and sway you, no-doubt strongly, that you should have searches carried out, but she has a professional duty to do this. Do consider; if you are intend to dispose of the house in the future, it could be of interest to your future purchaser what the searches determine. On occasion houses with apparent issues can still show up negative search results. A competent conveyancing solicitor in Colwall should provide you some practical guidance concerning this.
My lawyer in Colwall has never been on on the Britannia Solicitor Panel. Is it possible for me to continue with my prefered solicitor notwithstanding that they are excluded from the Britannia approved list?
Your options are as follows:
- Carry on with your existing Colwall lawyers but Britannia will need to retain a conveyancer on their panel. This will result in additional total legal fees and result in delays.
- Choose a new lawyer to to deal with the purchase, remembering to check they are on the Britannia panel
My relative recommended that if I am buying in Colwall I should ask my conveyancer to perform a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes quoted for as part of the standard Colwall conveyancing searches. It is not a small report of about 40 pages, listing and detailing significant information about Colwall 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 type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Colwall Education with plans and statistics, Local Amenities and other useful data about Colwall.
I've recently found out that there is a flying freehold element on a property I put an offer in a fortnight ago in what was supposed to be a quick, chain free conveyancing. Colwall is where the house is located. Can you offer any assistance?
Flying freeholds in Colwall are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Colwall you must be sure that your lawyer goes through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Colwall 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 premises.
Back In 2004, I bought a leasehold flat in Colwall. Conveyancing and Clydesdale mortgage went though with no issue. I have received a letter from someone claiming to own the freehold. It included a demand for arrears of ground rent dating back to 1996. The conveyancing practitioner in Colwall who previously acted has long since retired. Any advice?
First contact the Land Registry to make sure that this person is indeed the new freeholder. It is not necessary to incur the fees of a Colwall conveyancing practitioner to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a garden flat in Colwall, conveyancing was carried out 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Colwall with over 90 years remaining are worth £186,000. The ground rent is £55 yearly. The lease ceases on 21st October 2077
With 52 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.