Completed the sale of my flat in Littleover last January yet the purchaser is SMS messaging daily to moan that his solicitor is waiting to hear from myconveyancer. What should have happened now that I have sold?
Following your house sale your solicitor should send the transfer deeds and all additional paperwork to the purchaser's lawyers. If applicable, your solicitor must also confirm that the legal charge in favour of the lender has been discharged to the buyers lawyers. There is unlikely to be post completion tasks specific conveyancing in Littleover.
We had instructed solicitors locally in Littleover on the Yorkshire BS solicitor approved list. They have just invoiced me an additional fee for handling the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Unfortunately, as long as it is in their Terms of Engagement or Quote then yes your lawyer can levy a fee for this. The charge is not dictated by Yorkshire BS but by your Littleover solicitor. Numerous firms on the Yorkshire BS panel will levy an ‘acting for lender’ fee and others do not.
I'm in the throws of looking at apartments in Littleover and I am about to put in an offer. Should I already have a conveyancer appointed at this stage? I intend to finance via a mortgage with RBS.
You should start obtaining conveyancing quotes from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their contact information on to the EA. As you are seeking a mortgage with RBS, ask your prospective lawyers if they are on the RBS conveyancing panel otherwise they can't do the mortgage legal work.
Our offer on a house in Littleover has been agreed to, the vendors do nevertheless have a dependent purchase. The sellers have offered on somewhere, but it’s not been accepted yet, and are looking at other apartments booked. I have selected a bricks and mortar conveyancing solicitor in Littleover. What should be my next step? At what point do I apply for the mortgage with Nationwide?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses prematurely (home loan application is approx £1k, then survey, Littleover conveyancing search fees, etc). The first thing to do is check that your conveyancing practitioner is on the Nationwide approved list. Regarding the next stages this very much depends on the circumstances of your transaction, motivation for this property and on the state of the market. In a rising market the majority of home buyers would apply for the mortgage with Nationwide and arrange for the valuation and only if it comes back ok would they request their solicitor to proceed with searches.
Will my conveyancer be asking questions regarding flooding as part of the conveyancing in Littleover.
Flooding is a growing risk for lawyers specialising in conveyancing in Littleover. Some people will acquire a property in Littleover, fully expectant that at some time, it may be flooded. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the property. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to give advice on flood risk, but there are a various checks that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Littleover. The conventional set of completed inquiry forms given to a buyer’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual question of the owner to discover if the property has suffered from flooding. If flooding has previously occurred and is not revealed by the seller, then a buyer may bring a claim for damages as a result of such an incorrect answer. The buyer’s conveyancers may also commission an enviro search. This should disclose if there is a recorded flood risk. If so, more detailed investigations should be carried out.
I have been on the look out for a flat up to £305k and identified one round the corner in Littleover I like with a park and station nearby, however it only has 52 remaining years left on the lease. I can't really find anything else in Littleover for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will be problematic. Reduce the offer by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of twenty four months you could ask them to commence the lease extension formalities and pass 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 matter.
I only have 68 years remaining on my lease in Littleover. I need to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the freeholder. In some cases an enquiry agent would be useful to conduct investigations and prepare a report which can be used as proof that the freeholder is indeed missing. It is wise to seek advice from a conveyancer in relation to proving the landlord’s absence and the application to the County Court overseeing Littleover.
I invested in buying a leasehold flat in Littleover, conveyancing formalities finalised in 1995. Can you work out an approximate cost of a lease extension? Corresponding flats in Littleover with a long lease are worth £227,000. The ground rent is £50 yearly. The lease ends on 21st October 2097
With 72 years unexpired we estimate the price of your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.
Is there an average conveyancing fee for conveyancing in Littleover?
The average fee in 2014 for conveyancing in Littleover was £1,500 excluding Land Tax and HM Land Registry fees.