I require conveyancing for a flat in a fairly new development (seven years old) in Maghull. The vast majority the flats have already been disposed of. Do I need carry out the local searches for my conveyancing in Maghull?
You would be putting yourself at risk in not carrying out Maghull conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying without a mortgage there is no legal necessity to have them, but we would seriously advise in no uncertain terms that you have them. Where timings and expenses are top of your concerns you should consider with your conveyancer about the options such as contingency insurance available to you
It is is a decade since I acquired my property in Maghull. Conveyancing lawyers have now been instructed on the sale but I am unable to track down the title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with the mortgage company or they may be in the possession of the solicitor who acted in your purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers procuring up to date copy of the land registers. Nearly all conveyancing in Maghull relates to registered property but in the rare situation where your property is unregistered it is more of a problem but is resolvable.
My wife and I have recently appointed a conveyancing solicitor in Maghull. I I am struggling to find out if they are accepted on the Lloyds TSB Bank approved list of lawyers. Can you advise?
The first thing you should do is e-mail the conveyancer and enquire whether they can act for the bank. Alternatively you can call Lloyds TSB Bank who may be able to confirm.
Do I find a Licenced Conveyancer or Solicitor for conveyancing in Maghull?
There are many recorded licenced Conveyancers in Maghull and Solicitor firms in Maghull who provide Conveyancing services We would stress that the two are regulated professionals specialising in the legal aspects of the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, lease extensions and transfer of equity conveyancing.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a Maghull solicitor on the Yorkshire BS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I was told four weeks ago that my mortgage has been agreed to by Nottingham. Is it usual for Nottingham to only issue the offer once my solicitor in Maghull is approved on their conveyancing panel? Nottingham have asked my solicitor to see a copy of their Professional Indemnity Insurance Schedule.
A lender would not issue a mortgage until they have details of a lawyer on their panel. It can take a few weeks for Nottingham to deal with your lawyer's application to be on the Nottingham conveyancing panel. There's no guarantee that your solicitor will be accepted.
I used Arc property Solicitors several years past for my conveyancing in Maghull. Now, I need the files but cannot find the solicitor. 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 Maghull of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Frank (my husband) and I may need to rent out our Maghull 1st floor flat for a while due to a new job. We instructed a Maghull conveyancing practice in 2002 but they have since shut and we did not think at the time get any advice as to whether the lease permits subletting. How do we find out?
The lease dictates relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain conditions. The rule is that if the lease contains no specific ban or restriction, subletting is permitted. The majority of leases in Maghull do not prevent strict prohibition on subletting – such a provision would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I invested in buying a ground floor flat in Maghull, conveyancing was carried out August 2009. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Maghull with over 90 years remaining are worth £175,000. The average or mid-range amount of ground rent is £65 invoiced every year. The lease ends on 21st October 2083
With just 58 years unexpired the likely cost is going to be between £23,800 and £27,400 plus professional fees.
The suggested premium range 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 comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.