Can I be sure that the Danescourt conveyancing solicitor on the Lloyds panel is any good?
When it comes to conveyancing in Danescourt getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the lawyer handling your transaction.
We were going to get a AIP from RBS this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do RBS recommend any Danescourt solicitors on the RBS conveyancing panel, or is it better to go independently?
You will need to appoint Danescourt solicitors independently although you'll need to choose one on the RBS conveyancing panel. The solicitor represents both you and RBS through the process.
I have paid off my mortgage with Skipton. I assume I don't need a Danescourt conveyancing practitioner on the Skipton panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton 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 Skipton mortgage from the register. Skipton, 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 Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
I have been told that property searches are a common reason for delay in Danescourt conveyancing transactions. Is this right?
The Council of Property Search Organisations (CoPSO) published findings of a review by MoveWithUs that conveyancing searches do not figure within the most frequent causes of hindrances in the conveyancing process. Local searches are not likely to feature in any holding up conveyancing in Danescourt.
Have completed on a a terraced house in Danescourt , What is the estimated time for the Land Registry to deal with the formalities evidencing my ownership? My Danescourt conveyancing solicitor has been painfully slow, so I want to check that my ownership is recorded.
As far as conveyancing in Danescourt registration is no faster or slower than the rest of the country. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and if the Land registry must send notices to any third parties. As of today approximately three quarters of such applications are fully dealt with in less than three weeks but occasionally there can be longer hold-ups. Registration occurs once the buyer has moved in to the property thus an expedited registration is not always an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor can communicate with the Registry to express the reasoning for an expedited registration.
I decided to have a survey completed on a house in Danescourt ahead of appointing lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies may refuse to grant a mortgage on this type of house.
It depends who your proposed lender is. Santander has different requirements from Halifax. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Danescourt. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Danescourt to see if the conveyancing will be more expensive.
I am looking at a two apartments in Danescourt both have about fifty years remaining on the leases. Do I need to be concerned?
There are no two ways about it. A leasehold apartment in Danescourt is a deteriorating asset as a result of the reducing lease term. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the property. For most buyers and banks, leases with less than 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the premises for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Danescourt conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I bought a 2 bed flat in Danescourt, conveyancing was carried out in 2002. Can you give me give me an indication of the likely cost of a lease extension? Similar flats in Danescourt with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease runs out on 21st October 2076
With only 51 years remaining on your lease we estimate the premium for your lease extension to span between £30,400 and £35,200 plus costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
How do I find out who is the owner of a property in Danescourt?
As long as the property is registered with HM Land Registry, and you have enough specifics of the address of the premises, you will be able to obtain results from the the Land Registry of the recorded proprietor for a a minimal charge.