Just been in touch with my conveyancing solicitor in Leconfield who acted for me 18 months ago asking for a conveyancing estimate based on an identical type of house move (a leasehold property and a freehold premises) of almost identical values with a mortgage from Nottingham Building Society. I am now being charged twice the amount. Am I right to be tempted to shop around for an alternative conveyancer?
The charges seem a little high. Where you are prepared to invest time scrutinising charges you could get the conveyancing a bit cheaper by as much as £100 plus VAT. On the other hand, providing that you were satisfied with the legal work the firm offered you maycome to regret choosing an a cheaper conveyancer. If is important to check that the firm can represent Nottingham Building Society. You can use our search tool to find a Leconfield conveyancing firm on the Nottingham Building Society approved list of lawyers, which can often include conveyancing solicitors in Leconfield.
At what point can the exchange of contracts happen for residential conveyancing in Leconfield and do I need to be at the solicitors branch?
If you are round the corner to our conveyancing solicitors in Leconfield you are invited in to sign the paperwork. That being said, the lender approved solicitors we work with offer countrywide coverage for conveyancing and give just as diligent and professional a job for you when communicating with you digitally. The executing of the contract is not the point of no return. A signed contract is necessary for the conveyancer to address the formalities when the time is right, which is ordinarily shortly after signing. The exchange process is is usually a five minute process, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Leconfield)to be in the office at the appropriate time.
I am considering applying for a Barclays mortgage for purchase of a new build (under development) in Leconfield with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Barclays ?
In theory, you could use a solicitor that is not on the Barclays conveyancing panel, but Barclays would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
Have completed on a a semi-detached house in Leconfield , What is the estimated time for the Land Registry to register my ownership? My Leconfield conveyancing solicitor has been painfully slow, so I want to be certain the land registry aspects are dealt with.
As far as conveyancing in Leconfield is concerned, registration is no quicker or slower than anywhere else in the country. As opposed to being determined by geographic area, timescales can vary subject to who lodges the application, whether it is in order and whether the Land registry must send notices to any third persons or bodies. At present in the region of 80% of submission are fully dealt with within two weeks but occasionally there can be extensive hold-ups. Historically registration occurs after the new owner has moved in to the premises thus registration formalities is not typically an essential issue but if it is urgent that the the registration takes place urgently then you or your solicitor must contact the land registry and explain the circumstances.
I've recently found out that there is a flying freehold element on a house I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Leconfield is where the house is located. Can you offer any opinion?
Flying freeholds in Leconfield are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leconfield you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Leconfield may decide 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 62 years unexpired on my flat in Leconfield. I now want to extend my lease but my landlord is absent. What should I do?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the Court. However, you will be required to prove that you have used your best endeavours to locate the freeholder. For most situations an enquiry agent would be helpful to conduct investigations and to produce an expert document which can be used as evidence 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 covering Leconfield.
I bought a ground floor flat in Leconfield, conveyancing was carried out 7 years ago. Can you work out an approximate cost of a lease extension? Equivalent properties in Leconfield with an extended lease are worth £221,000. The ground rent is £50 charged once a year. The lease ceases on 21st October 2095
With just 70 years left to run we estimate the price of your lease extension to span between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns 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 before getting professional advice.