How do I discover of the solicitor handling my conveyancing in Louth is on the lender’sapproved panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus paying £175.00 in supplemental legal fees.
Feel free to make the most of the search tool on this site. Please choose the mortgage company and type ‘Louth’ or your location and you will see a number of lawyer located in Louth or nearest you.
My wife and I are buying a apartment in Louth. It might be a silly question but how we can trust a solicitor? At some point we have to send funds into their account. What is the protection we have from them run away with our monies?
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.
Two weeks ago we had a mortgage agreed in principle with Kent Reliance. Louth conveyancing practitioners were selected. How long does it take for Kent Reliance to forward the offer to the property lawyer?
There is no definitive answer here. Have Kent Reliance conducted the survey? Have you advised Kent Reliance as to your lawyers' details and checked that your lawyers are on the Kent Reliance conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
Planning on purchasing a flat in Louth. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Yorkshire BS conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Louth solicitor is on the Yorkshire BS conveyancing panel.
Do commercial conveyancing searches reveal planned roadworks that may affect a commercial property in Louth?
Many commercial conveyancing solicitors in Louth will order a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Louth. The report provides definitive information on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Louth.
For every commercial conveyancing transaction in Louth it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately could cause delays to Louth commercial conveyancing deals as well as pose a risk to future intentions for the site. These searches are not conducted for domestic conveyancing in Louth.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Louth?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Louth. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Louth differ for new build properties?
Most buyers of new build or newly converted property in Louth contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the residence is finished. This is because new home sellers in Louth typically buy 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 conveyancing solicitors 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 Louth or who has acted in the same development.
My wife and I purchased a leasehold flat in Louth. Conveyancing and Nationwide Building Society mortgage organised. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1992. The conveyancing practitioner in Louth who previously acted has long since retired. What should I do?
First contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. It is not necessary to instruct a Louth conveyancing firm to do this as it can be done on-line for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a 1 bedroom flat in Louth, conveyancing was carried out 6 years ago. How much will my lease extension cost? Comparable properties in Louth with an extended lease are worth £195,000. The ground rent is £45 levied per year. The lease expires on 21st October 2089
With just 64 years remaining on your lease we estimate the premium for your lease extension to range between £14,300 and £16,400 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.