We are planning to acquire a house and need a conveyancing solicitor in Ivybridge who is on the RBS conveyancing panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Ivybridge.
We're in Ivybridge, First time buyers purchasing with a mortgage (lender is Principality , and our lawyer is on the Principality conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Principality conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner 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.
I have recentlyfound out that Arc property Solicitors have closed. They carried out my conveyancing in Ivybridge for a purchase of a freehold house 18 months ago. How can I check that my home is in my name in the name of the previous owner?
The quickest method to check if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ivybridge conveyancing specialists.
I've recently found out that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a quick, no chain conveyancing. Ivybridge is where the house is located. Can you shed any light on this issue?
Flying freeholds in Ivybridge are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Ivybridge you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Ivybridge may determine 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 residence.
There are only Fifty years unexpired on my flat in Ivybridge. I now want to extend my lease but my freeholder is absent. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be lengthened by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the lessor. For most situations a specialist should be helpful to carry out a search and prepare an expert document which can be used as proof that the landlord can not be located. It is wise to seek advice from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Ivybridge.
I am the registered owner of a leasehold flat in Ivybridge, conveyancing formalities finalised 7 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 properties in Ivybridge with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 yearly. The lease ceases on 21st October 2101
With only 76 years remaining on your lease the likely cost is going to be between £8,600 and £9,800 plus legals.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and you obviously 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.
My husband and I are hoping to buy a 2 room first floor flatin Ivybridge with a mortgage from a bank. We have a lawyer in Ivybridge but our lender says he's not listed on their "panel". It seems we have little choice but to instruct one of the our mortgage company panel solicitors or stay with our Ivybridge solicitor and pay for one of their panel ones to represent our lender. We feel as though this is unjust; is there anything we can do?
Unfortunately,no. The mortgage company home loan issued is subject to conditions, one of which will be that lawyers will on the lender's conveyancing panel. Until recently, most banks had open panels, including most conveyancing solicitors in Ivybridge : 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 lawyer to apply to be on the conveyancing panel for your mortgage company.