Much to our surprise we have been advised by our mortgage adviser that my Forest of Dean the law firm I have appointed is not on the mortgage company Conveyancing panel. What can I do to be certain if this is indeed the case?
The first thing you need to do is to call your Forest of Dean conveyancer. It is reasonable to expect your lawyer to inform you what has happened. If they are not on the panel they may be able to suggest a Forest of Dean conveyancing practice that is on the conveyancing panel for your bank.
We are purchasing our first house. Our property lawyer has messagedto see if we wish to take out additional conveyancing searches. Unfortunately we have no idea as to what's appropriate for conveyancing in Forest of Dean
The type of Forest of Dean conveyancing searches depends primarily on the premises, the location, the possibility of any of these risks, your familiarity of the area and risks, your general attitude to risk. What is important is that you adequately comprehend what information each search could supply. Then you can make a decision if you personally think you need that search. Should you be in doubt, ask the property lawyer to guide you.
I had intended to instruct a conveyancing solicitor in Forest of Dean for our house move. Our financial adviser informed us that our mortgage lenders Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Lenders on the whole restrict either the type or the amount of conveyancing firms on their approved list of lawyers. A common example of such restriction(s) being that a firm must have two or more partners. As well as restricting the type of firm, some have reduced the amount of firms they use to act for them. You should note that Godiva Mortgages Ltd have no responsibility for the quality of advice provided by any member of Godiva Mortgages Ltd Conveyancer Panel. Mortgage fraud was a key driver in the rationalisation of solicitor panels a few years ago even though there are mixed opinions about the level of solicitor involvement in some of that fraud. Data from the Land Registry reveal that hundreds of law firms, including some in or near Forest of Dean only perform very few conveyances a year.
Me and my brother have a terraced Victorian house in Forest of Dean. Conveyancing solicitor represented me and Halifax. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the exact same address. If a house is not a freehold shouldn't I have been informed?
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 proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Forest of Dean and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with the conveyancing solicitor who conducted the work.
As co-executor for the will of my grandmother I am selling a house in Newport but I am based in Forest of Dean. My lawyer (based 200 kilometers awayhas requested that I execute a stat dec ahead of the transaction finalising. Could you suggest a conveyancing lawyer in Forest of Dean who can witness this legal document for me?
Technically speaking you are not likely to need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will do regardless of whether they are based in Forest of Dean
I have just appointed agents to market my ground floor apartment in Forest of Dean. Conveyancing lawyers have not yet been instructed, however I have just received a yearly service charge demand – should I leave it to the buyer to sort out?
It best that you clear the service charge as you normally would because all rents and maintenance charges will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a studio flat in Forest of Dean, conveyancing was carried out October 2011. Can you work out an approximate cost of a lease extension? Corresponding properties in Forest of Dean with over 90 years remaining are worth £206,000. The ground rent is £45 per annum. The lease ceases on 21st October 2090
You have 65 years unexpired the likely cost is going to span between £13,300 and £15,400 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.