My partner and I are buying a leasehold flat in Filey. My Conveyancer has never been on on the mortgage company solicitor list. Is it possible for me to appoint my Filey conveyancing solicitor notwithstanding that they are excluded from the lender list of approved lawyers?
One will need to have a property lawyer to complete the formalities if you take out a mortgage to buy your property. The solicitor will carry out all the appropriate 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 dealt with. You may select a Filey solicitor of your choosing. However, if the solicitor appointed is not a member of the mortgage company approved list additional costs will be levied as separate legal representation will be required by them. Conveyancing panel applications can be submitted, so provided your conveyancer has not previously applied for membership they should take the opportunity to apply.
I have given 8 weeks notice to my current landlord and have to be out of my let out flat in Filey by the end of next month. Conveyancing on my purchase is progressing. How realistic is it to complete in six weeks as don't want to have to find short term accommodation?
The normal practice is not to provide notice for your letting until your lawyer suggests that you should. Assuming that you have not already done so, speak to your lawyer and request that they chase the owners side, try to an agreed time frame that everyone will work to achieve
I am considering applying for a Nottingham mortgage for purchase of a newly converted (under development) in Filey with 65 per cent loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Nottingham ?
There is nothing to stop you using your solicitor, but Nottingham will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
I have todaybecome aware that Wolstenholmes have closed. They carried out my conveyancing in Filey for a purchase of a leasehold apartment 12 months ago. How can I check that the property is in my name in the name of the previous owner?
The quickest method to check if the property is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Filey conveyancing specialists.
Yesterday I discovered that there is a flying freehold element on a property I have offered on a fortnight ago in what should have been a straight forward, no chain conveyancing. Filey is where the house is located. What do you suggest?
Flying freeholds in Filey are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Filey you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Filey 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.
All being well we will complete our sale of a £450,000 garden flat in Filey in just under a week. The managing agents has quoted £384 for Landlord’s certificate, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Filey?
Filey conveyancing on leasehold apartments often requires the buyer’s conveyancer submitting enquiries for the landlord to answer. Although the landlord is not legally bound to address these enquiries most will be content to do so. They are entitled to invoice a reasonable administration fee for answering enquiries or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is over three hundred pounds, in some cases it is above £800. The administration charge levied by the landlord must be accompanied by a synopsis of rights and obligations in respect of administration fees, without which the charge is technically not due. Reality however dictates that one has no option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I acquired a 2 bed flat in Filey, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Filey with over 90 years remaining are worth £191,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2079
With 54 years remaining on your lease the likely cost is going to span between £31,400 and £36,200 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.