My partner and I have arranged a further advance on our mortgage from Yorkshire BS as we want to carry out improvements to our property in Greystones. Are we obliged to appoint a high street Greystones solicitor on the Yorkshire BS conveyancing panel to deal with the paperwork?
Yorkshire BS do not ordinarily instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Yorkshire BS list.
Last month we had a mortgage agreed in principle with Nottingham. Greystones conveyancing practitioners have been chosen. What is the average time that one could expect to receive a mortgage offer from Nottingham?
Some lenders take longer than others. Have Nottingham conducted the valuation? Have you advised Nottingham as to your lawyers' details and checked that your lawyers are on the Nottingham conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
After shopping around on the internet I have found a Greystones lawyer having checked that they are on the RBS conveyancing panel. Does my lawyer arrange the survey of the property?
RBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually RBS will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Greystones postcode. As you are getting a mortgage with RBS, you could contact them to see if they have a list of approved surveyors in Greystones.
What can a local search reveal about the house we're purchasing in Greystones?
Greystones conveyancing often starts with the applying for local authority searches directly from your local Authority or via a personal search organisations for example Xpress Legal The local search is essential in every Greystones conveyancing purchase; that is if you don’t want any nasty surprises after you move into your property. The search will supply data on, amongst other things, details on planning applications relevant 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.
My wife and I have a semi-detached Victorian house in Greystones. Conveyancing practitioner acted for me and Clydesdale. I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Greystones and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the situation with your conveyancing solicitor who completed the work.
I'm remortgaging my current house to a buy to let mortgage with Halifax and I will use the ballance of the raised equity as a deposit on further house. The area we are interested in is Greystones. Will your lawyers be able to act for the two lenders and tie in the conveyances?
Do use our comparison tool on this site to check that the lawyers are approved by both banks. On the basis that they are your conveyancer will be able to connect the two conveyancing matters but you should have a chat with you solicitor and make apparent your desired outcome and needs.
My father-in-law has recommend that I use his conveyancing solicitors in Greystones. Should I use them?
Much as we are happy to recommend a Greystones conveyancing lawyer the best way to select a conveyancing practitioner is to seek recommendations from friends or relatives who have used the solicitor you're are thinking of instructing.
Having checked my lease I have discovered that there are only 62 years remaining on my flat in Greystones. I now wish to get lease extension but my freeholder is can not be found. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the Court. However, you will be required to prove that you have done all that could be expected to find the freeholder. In some cases a specialist should be useful to carry out a search and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is wise to seek advice from a solicitor in relation to investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Greystones.
I purchased a garden flat in Greystones, conveyancing having been completed November 2012. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in Greystones with over 90 years remaining are worth £202,000. The ground rent is £60 invoiced annually. The lease comes to an end on 21st October 2082
With 57 years remaining on your lease we estimate the price of your lease extension to range between £28,500 and £33,000 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 extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.