Just contacted my conveyancing solicitor in Lyndhurst who conducted the legals 18 months ago and wanted a conveyancing estimate based on the same type of house sale & purchase (a leasehold residence and a freehold premises) of similar values with a loan from Norwich and Peterborough Building Society. It looks as though am now being charged twice the amount. Should I look for an alternative property lawyer?
The estimate does seem a tad steep. Where you are happy to invest time contrasting quotes you might decrease the fees marginally by as much as £100 plus VAT. That being said, if you were satisfied with the service the firm gave you mightlive to rue choosing an an untested solicitor. Don't forget to enquire the firm can also act for Norwich and Peterborough Building Society. You can utilise our search tool to get a quote a Lyndhurst conveyancing firm on the Norwich and Peterborough Building Society approved list of lawyers, which can often include conveyancing solicitors in Lyndhurst.
What is the difference between a licensed conveyancer and conveyancing solicitor in Lyndhurst
Two types of professional can perform conveyancing in Lyndhurst namely CLC regulated conveyancers or solicitors. Both professionals administer conveyancing services that you need to complete the disposal or purchase of property. They are both duty bound to perform Lyndhurst conveyancing on similar quality and guidelines so you can be safe in the knowledge that your conveyancing will be properly carried out and that the requirements and procedures will be correctly taken.
I have paid off my mortgage with Kent Reliance. I assume I don't need a Lyndhurst property lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Kent Reliance mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Kent Reliance mortgage from the register. Kent Reliance, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Kent Reliance has sent the Land Registry the discharge electronically, and
- Kent Reliance has instructed the Land Registry to do so
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Lyndhurst solicitor - who is on the HSBC conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lyndhurst surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
What will a local search tell me concerning the house I am purchasing in Lyndhurst?
Lyndhurst conveyancing often commences with the applying for local authority searches directly from your local Authority or via a personal search organisations for instance Searches UK The local search is essential in every Lyndhurst conveyancing purchase; that is if you don’t want any unpleasant once you have moved into your property. The search should provide information on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen topic sections.
Are there restrictive covenants that are commonly picked up during conveyancing in Lyndhurst?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Lyndhurst. 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…’
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one close by in Lyndhurst I like with open areas and railway links nearby, however it only has 52 years unexpired on the lease. I can't really find anything else in Lyndhurst for this price, so just wondered if I would be making a mistake purchasing a lease with such few years left?
If you require a mortgage the remaining unexpired lease term will likely be an issue. Discount the price by the anticipated 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 could request that they start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer regarding this.
In what way can the Landlord & Tenant Act 1954 impact my commercial premises in Lyndhurst and how can you help?
The particular law that you refer to provides a safeguard to business leaseholders, granting the right to apply to court for a renewal lease and remain in occupation when the lease reaches an end. There are limited grounds that a landlord can refrain from granting a lease renewal and the rules are complex. Fees are different for commercial conveyancing. Lyndhurst is one of our many locations in which the firms we work with are based