My lawyer in Crowle is not listed on the Nottingham Building Society Approved Panel. Can I still use my family solicitor notwithstanding that they are not on the Nottingham Building Society approved list?
The limited options available to you here include:
- Carry on with your preferred Crowle solicitors but Nottingham Building Society will need to use a conveyancer on their panel. This will inevitably rack up the total conveyancing fees and cause frustration.
- Choose a new practitioner to to deal with the conveyancing, obviously checking they are on the Nottingham Building Society panel
We are planning to move property in December. Does my conveyancing solicitor liaise with the removal company on the completion day. Incidentally, can you put forward a removal company in Crowle. Conveyancing lawyer was found before I stumbled across this page.
On the afternoon of completion you will need to collect the house keys from the selling agent but this should only happen after the previous owners conveyancers inform the agent that the monies to complete are in and the keys can be handed over. After that you can tell the removal company that they can start moving you in. As a matter of policy we do not suggest a particular removal company but can assist you in choosing a conveyancing in Crowle or a solicitor with expertise in conveyancing in Crowle.
The formalities of my purchase has taken place for my property in Crowle. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. Ordinarily complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I've digested plenty of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Crowle solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. is that correct?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Crowle surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My wife and I are downsizing from our home in Crowle and the buyers lawyers are claiming that there is a possibility that the property was built on contaminated land. Any local lawyer would know this is not the case. It does beg the question why the purchasers instructed a web based conveyancing practice as opposed to a conveyancing solicitor in Crowle. We have lived in Crowle for six years we know of no issue. Do we get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing solicitor currently acting for you. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
My wife and I have a terraced Georgian property in Crowle. Conveyancing lawyer represented me and Platform Home Loans Ltd. I did a free Land Registry search last week and there are two entries: the first freehold, another for leasehold under the exact same property. I thought I was buying a freehold how can I check?
You should assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Crowle and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with the conveyancing practitioner who completed the work.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Crowle. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Crowle
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Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Please supply a car parking plan. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
What advice can you give us when it comes to choosing a Crowle conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a solicitor for your lease extension (regardless if they are a Crowle conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with several firms including non Crowle conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions might be helpful:
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What volume of lease extensions has the firm completed in Crowle in the last twenty four months? If the firm is not ALEP accredited then why not?
I bought a 1st floor flat in Crowle, conveyancing was carried out 4 years ago. How much will my lease extension cost? Comparable properties in Crowle with a long lease are worth £211,000. The ground rent is £45 levied per year. The lease runs out on 21st October 2092
With only 67 years remaining on your lease the likely cost is going to be between £10,500 and £12,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.