I am hoping to receive a mortgage offer from Lloyds. My intention is to enlist the help of a Licensed Conveyancer in Great Ayton. Does the Lloyds Conveyancing panel include Licensed Conveyancers?
The Lloyds conveyancing panel is, like many other lenders, represented by the Council or Mortgage Lenders or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
My colleague recommended that if I am buying in Great Ayton I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
This is a search is occasionally included in the estimate for your Great Ayton conveyancing searches. It is not a small document of about 40 pages, listing and setting out significant information about Great Ayton around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Great Ayton Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful data regarding Great Ayton.
I've recently found out that there is a flying freehold issue on a property I put an offer in two weeks back in what should have been a simple, no chain conveyancing. Great Ayton is the location of the property. What do you suggest?
Flying freeholds in Great Ayton are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Ayton you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Ayton 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.
In my capacity as executor for the will of my grandmother I am selling a house in Monmouth but reside in Great Ayton. My lawyer (based 200 kilometers awayrequires that I sign a stat dec before completion. Could you suggest a conveyancing practitioner in Great Ayton who can witness and place their company stamp on the document?
Technically speaking you are not likely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily any notary public or solicitor will be fine regardless of whether they are Great Ayton based
I have just appointed agents to market my 2 bed flat in Great Ayton. Conveyancing is yet to be initiated, however I have recently had a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the service charge as normal because all ground rent and service payments should 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. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a garden flat in Great Ayton, conveyancing formalities finalised half a dozen years ago. 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? Comparable flats in Great Ayton with over 90 years remaining are worth £195,000. The ground rent is £45 levied per year. The lease ceases on 21st October 2088
With only 64 years unexpired the likely cost is going to be between £14,300 and £16,400 as well as 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 are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.
We are expecting to exchange buying a house in Great Ayton but as a consequence of damage from the recent storms I have negotiated compensation from the seller of £3k by way of a adjustment in the price. This was going to be addressed as part of the conveyancing process however my mortgage company will not agree to this. Why were they informed?
Your property lawyer being on the mortgage company approved list is obliged to advise the lender of any variations to the sale price. In the event that you were to refuse your lawyer to report the price change to your lender then they would need to refrain from acting for you and the bank.