Do banks and building societies provide you with an approved list of Manningtree conveyancing solicitors? How do you know who is on the RBS conveyancing panel?
Manningtree conveyancing firms themselves provide us confirmation that they are on the RBS conveyancing panel as opposed to being supplied with a list from RBS directly.
Do the Building Society Association intend to launch a search tool with a view to to identify law firms on the Norwich and Peterborough Building Society conveyancing panel for example in Manningtree?
We would not expect to be advised of any plans on the part of the BSA to promote such a register.
Various internet forums that I have come across warn that are the main cause of delay in Manningtree house deals. Is this right?
The Council of Property Search Organisations (CoPSO) has noted the determinations of a review by MoveWithUs that conveyancing searches do not feature amongst the top 10 causes of hindrances in the conveyancing process. Local searches are not likely to be the root cause of holding up conveyancing in Manningtree.
My wife and I purchased a semi-detached Edwardian property in Manningtree. Conveyancing lawyer represented me and The Royal Bank of Scotland. I did a free Land Registry search last week and I saw a couple of entries: the first freehold, another for leasehold under the matching property. If a house is not a freehold shouldn't I have been informed?
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Manningtree and other locations in the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the position with your conveyancing practitioner who conducted the purchase.
I opted to have a survey completed on a property in Manningtree before retaining lawyers. I have been informed that there is a flying freehold element to the property. My surveyor advised that some banks may refuse to grant a loan on such a property.
It depends who your proposed lender is. Lloyds has different instructions for example to Birmingham Midshires. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Manningtree. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Manningtree to see if the conveyancing costs will increase in light of this.
I have just appointed agents to market my garden flat in Manningtree. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly service charge demand – should I leave it to the buyer to sort out?
The sensible thing to do is clear the maintenance contribution as normal as all ground rent and service charges will be allotted as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I am the registered owner of a 1 bedroom flat in Manningtree, conveyancing formalities finalised 9 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Manningtree with an extended lease are worth £195,000. The ground rent is £45 per annum. The lease terminates on 21st October 2087
With just 63 years unexpired we estimate the premium for your lease extension to be between £16,200 and £18,600 plus costs.
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 comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.