Much to our surprise we have been advised by our mortgage adviser that my Lewes the law firm I have appointed is not on the bank Solicitor panel. What can I do to check?
The best course of action for you to take is to contact your Lewes lawyer directly. You lawyer should advise you of the situation. If they are not on the panel they may be able to suggest a Lewes conveyancing firm that is on the approved list of lawyers for your lender.
My wife and I are purchasing a house in Lewes. I might seem paranoid but how we can trust a conveyancer? On completion day we will need to send money into their account. What is the protection we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
When it comes to mortgage companies such as HSBC, do Lewes conveyancers have to pay a fee to be on the conveyancing panel?
We are unaware of any lender fees to be on their list of approved firms, although some do charge an administration fee to deal with the processing of the conveyancing panel application.
I have decided to exercise my right to buy my property in Lewes off the council. I have a mortgage offer with RBS. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with RBS, you will need to appoint a solicitor on the RBS conveyancing panel.
I have recentlybeen informed that Stirling Law have closed. They carried out my conveyancing in Lewes for a purchase of a leasehold flat 12 months ago. How can I establish that my home is not still registered in the name of the previous owner?
The easiest way to check if the premises is in your name, 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 Lewes conveyancing specialists.
How does conveyancing in Lewes differ for newly converted properties?
Most buyers of new build or newly converted property in Lewes contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Lewes usually purchase the site, 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 property lawyers 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 accustomed to new build conveyancing in Lewes or who has acted in the same development.
Due to the guidance of my in-laws I had a survey completed on a house in Lewes prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. The surveyor has said that some lenders will not issue a mortgage on this type of house.
It varies from the lender to lender. Santander has different instructions for example to Halifax. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lewes. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Lewes to see if the conveyancing will be more expensive.
I want to let out my leasehold apartment in Lewes. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
A lease dictates relations between the freeholder and you the leaseholder; in particular, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no specific ban or restriction, subletting is permitted. Most leases in Lewes do not prevent an absolute prevention of subletting – such a clause would undoubtedly devalue the flat. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.
I am the registered owner of a studio flat in Lewes, conveyancing having been completed 8 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Lewes with an extended lease are worth £180,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2084
You have 58 years remaining on your lease the likely cost is going to be between £22,800 and £26,400 as well as legals.
The suggested premium range 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 without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.