I am buying a right to buy a flat in Irby. Can I do my own conveyancing?
Leaving aside the complexities and merits of DIY conveyancing in Irby you will have to appoint a solicitor on your bank's conveyancing panel to look after their interests. Most people therefore find it easier to let the solicitor act for them and the lender. Furthermore there is minimal cost savings to be made in you doing conveyancing for yourself and another lawyer conducting the conveyancing for the lender. Please feel free to use the search tool to find a lawyer on your lender panel in Irby.
I am expecting a OIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Irby solicitors on the Santander conveyancing panel, or is it better to go independently?
You will need to appoint Irby solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
I have today made my last payment due on my mortgage with Nottingham. I assume I don't need a Irby conveyancing practitioner on the Nottingham panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Nottingham 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 Nottingham mortgage from the register. Nottingham, 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 Nottingham has sent the Land Registry the discharge electronically, and
- Nottingham has instructed the Land Registry to do so
I am selling my flat. I had a double glazing fitted in November 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, Lloyds are being pedantic. The Irby solicitor who is on the Lloyds conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I opted to have a survey carried out on a property in Irby in advance of retaining conveyancers. I have been told that there is a flying freehold aspect to the property. The surveyor advised that some lenders tend refuse to issue a loan on a flying freehold premises.
It varies from the lender to lender. Bank of Scotland has different requirements from Nationwide. Should you wish to call us we can look into this further via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Irby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Irby to see if the conveyancing will be more expensive.
We're FTB’s - had an offer accepted, but the selling agent has warned us that the seller will only issue a contract if we use the agent's chosen solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local solicitor who is accustomed to conveyancing in Irby
It is highly unlikely the vendors are driving this. If they want ‘a quick sale', alienating a motivated buyer is counter productive. Speak to the vendors direct and explain that (a)you are keen to buy (b)you are ready to progress, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)but you intend to appoint your preferred Irby conveyancing solicitors - not the ones that will earn the estate agent a kickback or hit his conveyancing figures demanded by head office.
I am hoping to put an offer on a small detached house that appears to meet my requirements, at a great figure which is making it more attractive. I have since discovered that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a leasehold house in Irby. Conveyancing lawyers have are about to be appointed. Will they explain the issues?
The majority of houses in Irby are freehold rather than leasehold. This is one of the situations where having a local conveyancer who is familiar with the area who can assist with the conveyancing process. it is apparent that you are buying in Irby in which case you should be looking for a Irby conveyancing solicitor and be sure that they are used to transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a tenant you will not be entirely free to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to carry out alterations. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your solicitor should advise you fully on all the issues.
I inherited a garden flat in Irby, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Irby with a long lease are worth £186,000. The ground rent is £55 yearly. The lease runs out on 21st October 2078
You have 53 years unexpired we estimate the premium for your lease extension to be between £27,600 and £31,800 plus legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.
My offer on semi in Irby was accepted, the owner does nevertheless have a connected purchase. The owners have offered on a property, although it’s not yet tied up, and has viewings of other apartments booked. I have selected a local conveyancing lawyer in Irby. What should be my next step? When do I get the mortgage application with Skipton started with Skipton?
It is understandable to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (mortgage application is in the region of one thousand pounds, then valuation, Irby conveyancing search charges, etc). First, you should check that your conveyancer is on the Skipton approved list. As to the subsequent steps this very much depends on the specifics of your case, desire for this property and on the state of the market. In a hot market some home buyers would apply for the mortgage with Skipton and arrange for the valuation and only if it comes back ok would they request their lawyer to move forward with the conveyancing in Irby.