We note that you have a search directory listing firms on the Bank of Ireland conveyancing panel. Do firms pay you a commission if I retain them for our conveyancing in Frinton and Walton?
We are a listing service only for law firms wishing to communicate if they are on the Bank of Ireland conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Frinton and Walton.
My wife and I purchased a 4 bedroom Victorian property in Frinton and Walton. Conveyancing lawyer represented me and Barnsley Building Society. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Barnsley Building Society to clarify?
You need to review the Freehold register you have again and check the Charges Register for 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 Frinton and Walton and other locations in 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 lawyer who carried out the work.
Yesterday I discovered that there is a flying freehold element on a house I have offered on last month in what should have been a quick, no chain conveyancing. Frinton and Walton is the location of the property. Can you shed any light on this issue?
Flying freeholds in Frinton and Walton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Frinton and Walton you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Frinton and Walton may ascertain 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.
We're first time buyers - agreed a price, yet the estate agent informed us that the seller will only go ahead if we instruct the agent's preferred lawyers as they are insisting on an ‘expedited deal’. We would rather use a local solicitor who is accustomed to conveyancing in Frinton and Walton
It is unlikely the owners are driving this. If they require ‘a quick sale', alienating a serious buyer is going to damage their objectives. Avoid the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you are going to instruct your preferred Frinton and Walton conveyancing solicitors - not the ones that will provide the estate agent a introducer fee or meet his conveyancing targets pre-set by head office.
Estate agents have just been given the go-ahead to market my ground floor flat in Frinton and Walton. Conveyancing lawyers have not yet been instructed, however I have recently received a half-yearly service charge demand – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual because all rents and maintenance payments will be apportioned on completion, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless 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 am the registered owner of a leasehold flat in Frinton and Walton, conveyancing having been completed June 2008. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Equivalent properties in Frinton and Walton with over 90 years remaining are worth £195,000. The ground rent is £45 invoiced every year. The lease finishes on 21st October 2089
You have 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
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 without more comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.
Should one as executor remove a deceased person's name from the title register for a house in Frinton and Walton?
Where a Frinton and Walton property is jointly owned and one of the owners passes away, the name will not immediately be removed from the title deeds. You are not required to amend the title as when it comes to a sale you would simply need to evidence as to the reason the other owner is missing from the transfer, typically this is in the form of the probate documents.
With the aim of making things simpler in the future you can apply to have the deceased person removed from the title entries by submitting an application to HMLR with proof of the death. There is no land registry fee payable.