I used Stirling Law a few years ago for my conveyancing in Louth. Now, I need my files however the law firm has closed. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Louth of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I have been on the look out for a ground for flat up to £235,500 and identified one close by in Louth I like with amenity areas and transport links nearby, however it only has 51 years on the lease. I can't really find anything else in Louth suitable, so just wondered if I would be making a mistake buying a lease with such few years left?
If you need a mortgage the remaining unexpired lease term may be problematic. Discount the offer by the amount the lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for at least 2 years you can ask them to start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor regarding this.
I'm remortgaging my existing home to a buy to let mortgage with Yorkshire Building Society and I will use the rest of the raised equity as a deposit on further house. The location we are talking about is Louth. Will your conveyancers be able to act for the two lenders and tie in the two deals?
Make use of our comparison tool on this site to ensure that the solicitors are on the appropriate lender panels. Having checked that they are the conveyancer should be able to tie up the two transactions but you should talk with you solicitor and make apparent your desired outcome and requirements.
My husband and I are first time buyers - had an offer accepted, yet the property agent told us that the seller will only go ahead if we appoint the agent's chosen solicitors as they are insisting on a ‘quick sale’. My instinct tells me that we should use a local conveyancer used to conveyancing in Louth
It is improbable the sellers are behind this. Should the owner require ‘a quick sale', taking such a hostile approach to a motivated purchaser is going to damage their objectives. Avoid the agents and go straight to the owners and make the point that (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you intend to proceed fast (e)but you will continue to use your own,trusted Louth conveyancing firm - not the ones that will provide their estate agent a introducer fee or achieve conveyancing targets set by senior management.
What are your top tips when it comes to choosing a Louth conveyancing practice to carry out our lease extension conveyancing?
When appointing a conveyancer for lease extension works (regardless if they are a Louth conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Louth conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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If they are not ALEP accredited then why not?
I own a 2 bed flat in Louth, conveyancing was carried out May 2007. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Louth with a long lease are worth £180,000. The ground rent is £65 invoiced every year. The lease finishes on 21st October 2084
You have 58 years unexpired we estimate the price of your lease extension to span between £22,800 and £26,400 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
Builders have suggested I use a conveyancer and I've sought an estimate from them. They are almost two hundred pounds less expensive than my family Louth solicitor. Should I use them?
Builders often have panels of lawyers who are quick and who know the builder's contract and conveyancing practitioner. As many developers offer an inducement to use a preferred conveyancer for this reason, any increased fees can be avoided and a builder won't put forward a conveyancing warehouse and run the risk of having the conveyancing stall when they want exchange within a tight time frame. A counter-argument for not opting for the recommended conveyancing practitioner is that they may prove reluctant to 'push' your interests at the risk of upsetting the developer. Where you have concerns that this may be the situation you should stick with your high street Louth conveyancer.