I have been recommended a conveyancing solicitor in Cumbria. I I am struggling to find out whether they are accepted on the Leeds Building Society approved list of lawyers. Can you or the lender confirm if they are on the panel?
The first thing to do is e-mail your solicitor and enquire if they can act for the bank. Alternatively you can get in touch with Leeds Building Society who may be able to assist.
What will a local search inform me about the house my wife and I purchasing in Cumbria?
Cumbria conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search company for example Onsearch The local search is essential in every Cumbria conveyancing purchase; as long as you wish to avoid any nasty surprises after you move into your new home. The search should supply information on, amongst other things, details on planning applications applicable 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 13 subject headings.
Despite weeks of looking the Title Certificate and documents to my property can not be found. The conveyancers who dealt with the conveyancing in Cumbria 10 years ago have long since closed. What do I do?
As long as you have a registered title the information relating to your proprietorship will be held by HMLR under a Title Number. It is easy to conduct a search at the Land Registry, find your house and get up to date copies of the Registered Entries for a small fee. Where the property is Leasehold then the Land Registry will also normally retain a certified copy of the Registered Lease and again, a copy can be obtained for a small fee.
Yesterday I discovered 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 straight forward, no chain conveyancing. Cumbria is where the house is located. Can you shed any light on this issue?
Flying freeholds in Cumbria are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Cumbria you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Cumbria 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.
My father-in-law has recommend that I instruct his lawyers for conveyancing in Cumbria. Do I follow his guidance?
There are no two ways about it it’s preferable to find a conveyancing lawyer is to get guidance from friends or family who have used the firm you're considering.
Back In 2009, I bought a leasehold house in Cumbria. Conveyancing and Barnsley Building Society mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing practitioner in Cumbria who previously acted has long since retired. What should I do?
First contact the Land Registry to be sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Cumbria conveyancing solicitor to do this as it can be done on-line for less than a fiver. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I purchased a leasehold flat in Cumbria, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding properties in Cumbria with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease finishes on 21st October 2077
With only 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 renewing a lease, but we cannot give you the actual costs in the absence of comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.