I am in the market for a low cost property lawyer. Do I opt for a national conveyancer as opposed to a local Lifton conveyancing solicitor?
Generally conveyancing solicitors in your neck of the woods will enjoy strong relationships with your local authority, which could assist with the Lifton conveyancing searches that your conveyancer will require. It also helps if they enjoy existing relationships with the Land Registry covering your area Lifton, other property lawyers in the neighbourhood and Lifton property agents.
I am considering applying for a Lloyds mortgage for purchase of a new build (under development) in Lifton with 70% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Lloyds ?
There is nothing to stop you using your solicitor, but Lloyds will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
My bid for a property was accepted at auction in Lifton. Conveyancing is needed. What is next?
Having legally committed yourself to purchase you should find a conveyancing solicitor as a matter of urgency as you now have a fast approaching deadline in which to complete the conveyancing. Every auction property will ordinarily have an associated legal set of papers. This will include most,if not all of the paperwork that your conveyancer requires. Where you are dealing with leasehold property the legal pack may include a copy of the lease, management information and a sellers leasehold information form and associated conveyancing documentation specific to a leasehold property. You should give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that your finances are organised to complete the transaction on the set completion date.
Can you point me to a directory of Barclays panel conveyancers in Lifton on the Council of Mortgage Lender’s Website?
Unfortunately not yet. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few banks make their panel listings visible online. Where you are seeking to appoint a Lifton conveyancing practitioner on the Barclays please use our facility.
I had a mortgage agreed in principle with Nationwide. Lifton conveyancing solicitors were chosen. What is the average time that one could expect to receive a mortgage offer from Nationwide?
There is no definitive answer here. Have Nationwide done the survey? Have you informed Nationwide as to your lawyers' details and checked that your lawyers are on the Nationwide conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I own a 4 bedroom Georgian property in Lifton. Conveyancing lawyer represented me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold under the exact same address. Is it worth asking Birmingham Midshires to clarify?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lifton and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also check the position with your conveyancing solicitor who conducted the conveyancing.
Just had an offer accepted on a new build apartment in Lifton. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Lifton
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Please confirm the Lease plans are architect prepared. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I have been on the look out for a leasehold apartment up to £245,000 and identified one near me in Lifton I like with amenity areas and transport links nearby, the downside is that it only has 61 years on the lease. I can't really find anything else in Lifton suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage the shortness of the lease may be an issue. Discount the offer by the expected lease extension will cost if it has not already been discounted. If the current owner has owned the premises for at least twenty four months you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the existing lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this.