Willappointing a Hoddesdon conveyancing lawyer make the legal process smoother?
Established third party connections is an important consideration when appointing conveyancing lawyers. Hoddesdon conveyancers benefit from long term relationships with mortgage brokers and agents, local authorities, valuers and other conveyancing firms meaning you will move in shortest possible time. Possessing years of knowledge of the local area is an advantage.
I require conveyancing for a flat in a relatively new development (6 years old) in Hoddesdon. The vast majority the flats are already occupied. Do I need carry out the neighbourhood searches for my conveyancing in Hoddesdon?
If you are acquiring a property with the assistance of a loan, your mortgage company will require some (many) of the searches so you'll have no choice. If not, then Hoddesdon conveyancing searches are optional. Your solicitor, will ’encourage’, perhaps strongly, that you should have the searches done, but he or she is duty bound in this regard. One thing to bear in mind; if you are likely to sell the house one day, it may be of interest to your future buyer what the searches contain. Sometimes houses with no practical issues can still throw up adverse search results. But if you choose to instruct your lawyer to proceed without searches then your lawyer will have to follow your instructions or you will need to change to an alternative solicitor for your conveyancing in Hoddesdon.
We're in Hoddesdon, First timers buying with a mortgage (lender is Virgin Money , and our lawyer is on the Virgin Money conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Virgin Money conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
is it true that all Hoddesdon solicitor practices on the Bank of Ireland conveyancing panel are governed by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be regulated by the SRA. Many lenders do permit licenced conveyancers on their panel and in such a situation the practice would be governed by the Council of Licensed Conveyancers.
I have today made my last payment due on my mortgage with Skipton. I assume I don't need a Hoddesdon solicitor on the Skipton panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Skipton mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Skipton mortgage from the register. Skipton, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Skipton has sent the Land Registry the discharge electronically, and
- Skipton has instructed the Land Registry to do so
After months of negotiation I have agreed a price on an apartment in Hoddesdon. My financial adviser suggested a conveyancer. I paid an on account payment of £200. A couple of days later, the property lawyer contacted me sheepishly admitting that they were not on the Virgin Money conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Virgin Money panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
My wife and I have a terraced Victorian property in Hoddesdon. Conveyancing lawyer represented me and Chelsea Building Society. 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. I thought I was buying a freehold how can I check?
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 Hoddesdon and other areas of 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 mortgage companies. You can also enquire as to the situation with the conveyancing lawyer who conducted the purchase.
Back In 2008, I bought a leasehold house in Hoddesdon. Conveyancing and Nationwide Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1996. The conveyancing practitioner in Hoddesdon who acted for me is not around. Do I pay?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the new freeholder. There is no need to instruct a Hoddesdon conveyancing solicitor to do this as it can be done on-line for a few pound. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a 1st floor flat in Hoddesdon, conveyancing formalities finalised 4 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Hoddesdon with over 90 years remaining are worth £211,000. The ground rent is £50 yearly. The lease terminates on 21st October 2093
With only 68 years left to run the likely cost is going to span between £9,500 and £11,000 as well as legals.
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 a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.