Why would one use a Elmswell conveyancing company given that internet based conveyancers are less overpriced?
By all means make sure that you contrast conveyancing costs in Elmswell and you should seek an affordable estimate but don’t expend your energy searching for the cheapest Elmswell conveyancer. Finding the right conveyancer can be the difference between a smooth and a stressful move. It is important that you ensure that you have expert guidance from a specialist solicitor. Emails can't replace a phone conversation and are no substitute for a face to face appointment. The firms that we work with will allocate you a qualified and trusted conveyancing solicitor that will deal with your conveyancing from start to finish, giving the sort of personalised service that you rarely receive from an internet conveyancer. Our lawyers will keep you updated as to headway and keep you informed. Should it ever be necessary to contact the firm you will know who you need to speak to and we'll endeavour to make sure that you are kept fully informed.
We wanted to use a conveyancing solicitor in Elmswell for our house move. Our financial adviser has since notified us that our mortgage lenders Aldermore won't deal with them. Surely this is unfair competition?
Lenders normally imposes restrictions either the type or the volume of conveyancing solicitors on their member panel. Typical examples of such restriction(s) being that a law practice must have two or more partners. In addition to restricting the profile of firm, some have reduced the amount of firms they use to act for them. Be aware that Aldermore have no responsibility for the quality of advice provided by any member of Aldermore Conveyancer Panel. Mortgage fraud was a primary driver in the rationalisation of conveyancing panels a few years ago even though there remains differing opinions about the extent of solicitor engagement in some of that fraud. Figures from the Land Registry indicate that plenty of law firms, including some in or near Elmswell only conduct a couple conveyances per annum.
I have a renovated Victorian property in Elmswell. Conveyancing solicitor represented me and Santander. I did a free Land Registry search last week and there are a couple of entries: the first freehold, the second leasehold under the exact same address. If a house is not a freehold shouldn't I have been informed?
You should review 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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Elmswell 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 buyers. You can also enquire as to the situation with your conveyancing practitioner who conducted the conveyancing.
I decided to have a survey carried out on a property in Elmswell in advance of appointing solicitors. I have been told that there is a flying freehold aspect to the house. Our surveyor has said that some banks may not grant a loan on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Elmswell. Conveyancing may be slightly more expensive based on your lender's requirements.
As co-executor for the estate of my aunt I am selling a property in Cardiff but reside in Elmswell. My solicitor (based 300 kilometers awayrequires that I execute a stat dec ahead of the transaction finalising. Can you recommend a conveyancing lawyer in Elmswell who can witness this legal document for me?
Technically speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Normally or notary public or solicitor will suffice regardless of whether they are Elmswell based
What are the frequently found defects that you see in leases for Elmswell properties?
There is nothing unique about leasehold conveyancing in Elmswell. All leases are individual and drafting errors can result in certain provisions are missing. For example, if your lease is missing any of the following, it could be defective:
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A provision to repair to or maintain elements of the premises
You may have difficulties when selling your property if you have a defective lease primarily because it impacts on the ability to obtain a mortgage on the property. HSBC Bank, Norwich and Peterborough Building Society, and Nottingham Building Society all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to provide security, obliging the purchaser to pull out.
I purchased a basement flat in Elmswell, conveyancing was carried out 4 years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Elmswell with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ends on 21st October 2078
You have 53 years remaining on your lease we estimate the premium for your lease extension to be between £27,600 and £31,800 as well as legals.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more detailed due diligence. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.