I am in the market for a reasonably priced conveyancer. Do I opt for a national conveyancer rather than a local Lowestoft conveyancing solicitor?
Existing third party connections are another important factor to consider when choosing conveyancing solicitors. Lowestoft law firms benefit from long term relationships with lenders and property, local authorities, surveyors and other law firms meaning the whole process is going to be much smoother for you. Hosting a sound intelligence of the local area is also a plus .
Last September we completed a house move in Lowestoft. We have since encountered a number of problems with the house which we consider were omitted in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that should have been ordered as part of conveyancing in Lowestoft?
It is not clear from the question as what problems have arisen and if they are unique to conveyancing in Lowestoft. Conveyancing searches and due diligence undertaken as part of the buying process are designed to help avoid problems. As part of the process, a seller fills in a form referred to as a SPIF. answers provided is misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Lowestoft.
My wife and I are purchasing a property in Lowestoft. It might be a silly question but how we can trust a conveyancer? At some point we have to send money into their account. What protection do we have from them run away with our deposit?
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.
We are purchasing a detached bungalow in Lowestoft. The intention is to carry out an extension to the side at the property.Will the conveyancing process include checks to determine if these works are permitted?
Your property lawyer should check the deeds as conveyancing in Lowestoft can on occasion reveal restrictions in the title deeds which restrict categories of works or necessitated the permission of another owner. Some additions call for local authority planning permissions and approval in compliance with building regulations. Many areas are designated conservation areas and special planning restrictions apply which often prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
I am currently in the process of buying my council flat in Lowestoft. I have a mortgage offer with Barclays. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Barclays, you will need to appoint a solicitor on the Barclays conveyancing panel.
I'm purchasing my first flat in Lowestoft with a loan from Nottingham Building Society. The sellers refused to reduce the price so I negotiated 6k of extras instead. The property agent suggested that I not to tell my conveyancer about this side-deal as it may put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I've recently found out that there is a flying freehold issue on a property I have offered on a fortnight ago in what was supposed to be a simple, chain free conveyancing. Lowestoft is where the house is located. Can you offer any guidance?
Flying freeholds in Lowestoft are unusual but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Lowestoft you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lowestoft 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 property.
I am in need of some leasehold conveyancing in Lowestoft. Before I get started I require certainty as to the unexpired term of the lease.
Assuming the lease is recorded at the land registry - and almost all are in Lowestoft - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I am the registered owner of a ground floor flat in Lowestoft, conveyancing formalities finalised June 1998. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Lowestoft with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2104
You have 78 years remaining on your lease we estimate the price of your lease extension to span between £7,600 and £8,800 plus legals.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of detailed investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before seeking the advice of a professional.