I am need of leasehold conveyancing for an apartment in a fairly new development (seven years old) in Lifton. Almost all the flats have already been occupied. Do I need carry out the neighbourhood searches as part of conveyancing in Lifton?
You are putting yourself at risk in not carrying out Lifton conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal requirement to have them, but we would seriously advise in no uncertain terms that your conveyancer conducts them. If timings and driving down costs are top of your issues you should consider with your conveyancer about the viability of search insurance
My uncle informed me that in purchasing a property in Lifton there may be various restrictions affecting the ability to carry out external changes to the property. Is this right?
There are a number of properties in Lifton which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Lifton should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We are buying a victorian detached house in Lifton. Our aim is to carry out an extension to the side at the house.Will legal work on the property include checks to ascertain if these works are permitted?
Your property lawyer will check the deeds as conveyancing in Lifton will on occasion reveal restrictions in the title documents which prevent categories of works or need the consent of a 3rd party. Certain additions require local authority planning consent and approval under the building regulations. Some locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these issues with a surveyor ahead of any purchase.
We had selected conveyancers based in Lifton on the UBS solicitor panel. They have just billed me a separate sum for handling the UBS mortgage. Is this a supplemental conveyancing fee set by UBS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer can levy a fee for this. The charge is not dictated by UBS but by your Lifton solicitor. Plenty of firms on the UBS panel will levy an ‘acting for lender’ fee and others do not.
How does conveyancing in Lifton differ for newly converted properties?
Most buyers of new build residence in Lifton approach us having been asked by the seller to sign contracts and commit to the purchase even before the property is built. This is because builders in Lifton typically buy 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 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 Lifton or who has acted in the same development.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a quick, chain free conveyancing. Lifton is the location of the property. What do you suggest?
Flying freeholds in Lifton are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lifton you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lifton may determine 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 premises.
What does commercial conveyancing in Lifton cover?
Lifton conveyancing for business premises covers a broad range of advice, supplied by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the transfer of existing leases or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
I need to change lawyers as my Lifton lawyer is not on the lender's panel of conveyancing solicitors. Is it practical to instruct different lawyers?
In the event that you have not formally appointed a solicitor to start work and at this stage simply received quotes, you're perfectly free to choose a different solicitor to carry out your work for you. The best way is to get recommendations from friends or family who have actually used the solicitor or conveyancer in Lifton that you're considering.