We are purchasing a 2 bedroom apartment in Gorleston with a mortgage. We wish to retain our Gorleston conveyancer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or keep our Gorleston property lawyer as well as pay for one of their panel firms to act for them. We consider that this is unjust; are we not able to demand that the lender use our Gorleston lawyer ?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the bank’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Gorleston conveyancing solicitor to apply to be on the conveyancing panel.
We note that you have a search directory listing law firms on the Coventry BS conveyancing panel. Do firms pay you a commission if I retain them for our own conveyancing in Gorleston?
We are a listing service only for law firms wishing to communicate if they are on the Coventry BS conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gorleston.
What can a local search inform me about the house I am purchasing in Gorleston?
Gorleston conveyancing often starts with the applying for local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search is essential in every Gorleston conveyancing purchase; that is if you don’t want any nasty once you have moved into your property. The search should reveal data on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 subject areas.
In what way can the Landlord & Tenant Act 1954 impact my commercial offices in Gorleston and how can your lawyers assist?
The particular law that you refer to provides a safeguard to business leaseholders, granting the right to apply to court for a new lease and remain in occupation at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing practices who use the act to your advantage and assist with commercial conveyancing in Gorleston
I need to find a conveyancing solicitor for freehold conveyancing in Gorleston. I have land on a site which looks to be the ideal solution If there is a chance to get all the legals completed via email that would be ideal. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Estate agents have just been given the go-ahead to market my garden flat in Gorleston. Conveyancing has not commenced, however I have recently had a yearly service charge invoice – should I leave it to the buyer to sort out?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as you normally would given that all rents and service invoices should be allotted on completion, 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 management companies 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 bought a studio flat in Gorleston, conveyancing was carried out in 2000. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Gorleston with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2089
With 63 years remaining on your lease the likely cost is going to be between £16,200 and £18,600 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.