Me and my partner are intending to buy a 1 bedroom apartment in Leconfield with a mortgage. We like our Leconfield conveyancer, however the mortgage company advise he's not on their "panel". We have to appoint one of the bank panel conveyancing practices or retain our Leconfield conveyancing practitioner as well as pay for one of their panel firms to act for them. We feel that this is inequitable; is there anything we can do?
No, not really. Your mortgage offer is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: 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. Another option that might be available is for your Leconfield conveyancing lawyer to apply to be on the conveyancing panel.
I am the registered owner of a freehold residence in Leconfield yet charged rent, why is this and what is this?
It is rare for properties in Leconfield and has limited impact for conveyancing in Leconfield but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges from 1977 onwards.
Old rentcharges can now be redeemed by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be dispensed with completely.
My wife and I are planning on selling our home in Leconfield and according to the buyers it appears that there is a possibility that the property was built on contaminated land. Any high street Leconfield conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing firm as opposed to a conveyancing solicitor in Leconfield. Having lived in Leconfield for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same illness)
Due to the encouragement of my in-laws I had a survey completed on a property in Leconfield prior to appointing solicitors. I have been told that there is a flying freehold overhang to the property. Our surveyor has said that some lenders tend not give a mortgage on a flying freehold house.
It depends who your proposed lender is. Bank of Scotland has different requirements from Nationwide. Should you wish to telephone us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Leconfield. Conveyancing may be slightly more expensive based on your lender's requirements.
I am hoping to exchange soon on a ground floor flat in Leconfield. Conveyancing lawyers have said that they are sending me a report within the next couple of days. What should I be looking out for?
Your report on title for your leasehold conveyancing in Leconfield should include some of the following:
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Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? Does the lease prevent you from renting out the property, or working from home You should know whether the lease permits you to change or improve aspects of the premises- you must know whether it relates to all alterations or limited to structural alteration, and whether permission is required You should receive a copy of the lease Additions to the property
I bought a 1st floor flat in Leconfield, conveyancing having been completed May 1996. Can you work out an approximate cost of a lease extension? Equivalent flats in Leconfield with an extended lease are worth £196,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2090
With just 64 years remaining on your lease we estimate the premium for your lease extension to range between £15,200 and £17,600 as well as legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. 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. You should not move forward placing reliance on this information without first getting professional advice.
We are in the process of purchasing a apartment in Leconfield. Conveyancing is not complete but we would like have our transaction price confidential from sites such as Nestoria. How can this be done?
HM Land Registry by statute are bound to specify price sold data on the official title for domestic properties nationwide including premises in Leconfield. The register of title is an open document, so the Land Registry would be breaching their statutory obligations if they did not permit access to the register.
You can make a request of HMLR to hide the price paid entry however the answer will be a No.