We are planning to acquire a house and need a conveyancing solicitor in Kesgrave who is on the TSB solicitor panel. Can you recommend a local firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Kesgrave.
I am the only beneficiary of my late father’s estate and I have everything in my name now, including the my former home in Kesgrave. Conveyancing formalities meant that the Land Registry date was in September. I want to move. I understand that there is a CML six month 'rule', which means that my proprietorship will be treated the same way as though I had purchased the house in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook instructs solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be caught by that. How sensible a view mortgage companies take of it, depend on the mortgage company as this clause principally exists to capture subsales or the quick reselling of property.
Is it the case that all Kesgrave solicitor firms on the Co-operative conveyancing panel are regulated by the Solicitors Regulatory Authority?
As solicitors, in order to be on the Co-operative conveyancing panel they would need to be regulated by the SRA. Many banks do list licenced conveyancers on their panel and in such a situation the firms would be governed by the Council of Licensed Conveyancers.
Two weeks ago we had a mortgage agreed in principle with Leeds Building Society. Kesgrave conveyancing lawyers are appointed. How long does it take for Leeds Building Society to forward the offer to the property lawyer?
There is no definitive answer here. Have Leeds Building Society conducted the survey? Have you advised Leeds Building Society as to your lawyers' details and checked that your lawyers are on the Leeds Building Society conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
Will our conveyancer be raising questions regarding flooding as part of the conveyancing in Kesgrave.
The risk of flooding is if increasing concern for solicitors dealing with homes in Kesgrave. There are those who acquire a property in Kesgrave, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, where a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory building insurance, or sell the property. Steps can be carried out during the course of a property purchase to forewarn the buyer.
Solicitors are not best placed to impart advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Kesgrave. The conventional set of completed inquiry forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a standard question of the vendor to find out if the property has historically flooded. In the event that flooding has previously occurred which is not disclosed by the vendor, then a buyer may bring a compensation claim resulting from an misleading answer. A buyer’s solicitors may also conduct an environmental report. This will indicate whether there is any known flood risk. If so, further inquiries will need to be initiated.
Me and my brother purchased a 4 bedroom Georgian house in Kesgrave. Conveyancing lawyer represented me and Birmingham Midshires. I did a free Land Registry search last week and I saw two entries: one for freehold, the second leasehold under the exact same address. Is it worth asking Birmingham Midshires to clarify?
You should assess 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 Kesgrave and other locations in the country and poses no real issues for owners other than when they buy 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 conveyancing.
How does conveyancing in Kesgrave differ for new build properties?
Most buyers of new build premises in Kesgrave contact us having been asked by the housebuilder to sign contracts and commit to the purchase even before the residence is finished. This is because house builders in Kesgrave typically acquire the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kesgrave or who has acted in the same development.
I have recently realised that I have Sixty One years left on my lease in Kesgrave. I am keen to extend my lease but my landlord is absent. What should I do?
On the basis that you qualify, 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 mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to locate the lessor. For most situations an enquiry agent should be helpful to carry out a search and to produce an expert document to be accepted by the court as evidence that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s disappearance and the vesting order request to the County Court covering Kesgrave.
I invested in buying a studio flat in Kesgrave, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Kesgrave with an extended lease are worth £197,000. The ground rent is £55 levied per year. The lease ceases on 21st October 2080
With just 55 years left to run we estimate the premium for your lease extension to range between £31,400 and £36,200 plus legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.