The Leiston conveyancing firm handling our Leiston conveyancing has uncovered a discrepancy when comparing the surveyor’s assumptions in the home valuation report and what is revealed within the conveyancing documents. My solicitor says that he needs to ensure that the bank is OK with this discrepancy and is still content to lend. Is my solicitor’s stance right?
Your lawyer must comply with the UK Finance Lenders’ Handbook conditions which do require that your lawyer disclose any incorrect assumptions in the lender’s valuation report and the legal papers. Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for both parties.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Leiston?
Two types of professional can perform conveyancing in Leiston namely CLC regulated conveyancers or solicitors. The two can provide the legal services that you need to complete the sale or purchase of property. They are both duty bound to perform Leiston conveyancing on similar quality and guidelines so you may be safe in the knowledge that your conveyancing will be professionally administered and that all necessary steps should be correctly taken.
My stepmother pointed out to me me that in buying a property in Leiston there may be various restrictions prohibiting external changes to the property. Is this right?
We are aware of a number of properties in Leiston which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Leiston should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have a mortgage with Co-operative for my property in Leiston. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Co-operative?
Co-operative must be informed of your intention prior to letting out your property as this is likely to be a breach of Co-operative’s mortgage conditions. It may be that Co-operative will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Co-operative directly. You need not do this via a Co-operative conveyancing panel lawyer.
I've recently found out that there is a flying freehold element on a house I have offered on a fortnight ago in what should have been a quick, chain free conveyancing. Leiston is where the house is located. What do you suggest?
Flying freeholds in Leiston are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Leiston 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 Leiston may ascertain 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.
How difficult is it to transfer to a new conveyancer as I need to retain one who is on the Britannia conveyancing list. I hired a family conveyancing solicitor in Leiston five minutes from me but she is not approved by Britannia
It would be our pleasure to help you find a conveyancing solicitor in Leiston on the Britannia panel. Please note that the solicitors that we on the directory do not pay us a referral fee if you instruct them and are registered with the Solicitors Regulation Authority who regulate all conveyancing solicitors in Leiston. In making use of the find a conveyancing solicitor tool on this website, you can compare and instruct different solicitors and conveyancers both nationally and in Leiston.
As co-executor for the estate of my grandmother I am disposing of a house in Monmouth but I am based in Leiston. My lawyer (based 260 miles from meneeds me to execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Leiston to attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or qualified solicitor will suffice regardless of whether they are located in Leiston
My wife and I purchased a leasehold house in Leiston. Conveyancing and Alliance & Leicester mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1997. The conveyancing solicitor in Leiston who previously acted has now retired. Do I pay?
The first thing you should do is contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to incur the fees of a Leiston conveyancing firm to do this as it can be done on-line for £3. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I invested in buying a ground floor flat in Leiston, conveyancing having been completed in 1999. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Leiston with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease expires on 21st October 2088
You have 63 years unexpired we estimate the premium for your lease extension to span between £16,200 and £18,600 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 in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and you obviously should 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.