Recently contacted my conveyancing lawyer in Marks Gate who completed the legal work two years ago requesting a conveyancing estimate based on the same type of house move (a leasehold property and a freehold property) of almost identical values with a mortgage from Platform Home Loans Ltd. It looks as though am now being quoted double. Should I look for a cheaper online property lawyer?
The charges appear a little high. If you shop around you might decrease the fees slightly by perhaps £100 plus VAT. On the other hand, assuming were happy with the legal work the firm gave you maylive to regret choosing an an unknown solicitor. Don't forget to enquire that the solicitor can act for Platform Home Loans Ltd. You can make use of our search tool to select a Marks Gate conveyancing firm on the Platform Home Loans Ltd conveyancing panel, which can often include conveyancing solicitors in Marks Gate.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Marks Gate. The house had a small mortgage remaining of approximately £4500. I want to have the title changed into my name whilst I re-mortgage to Aldermore, pay off the mortgage. Is this allowed?
Where you plan to re-mortgage then Aldermore will require that you use a conveyancer on the Aldermore conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Aldermore conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Aldermore mortgage is registered as a charge at the Land Registry.
I am assisting my mother sell her flat in Marks Gate. Will the solicitor arrange an energy performance certificate or it is for me to coordinate?
After the abolition of HIPs, EPC’s was retained a mandatory element of moving house. An energy performance certificate needs to be commissioned before the property is marketed. This is not something that lawyers normally organise. If you are using a Marks Gate conveyancing solicitor they might be willing to arrange energy assessments due to their contacts with long established Marks Gate assessors
I have paid off my mortgage with Kent Reliance. I assume I don't need a Marks Gate lawyer on the Kent Reliance panel to remove the mortgage at the Land Registry. Please confirm.
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
Planning on purchasing a flat in Marks Gate. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Santander conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Marks Gate property lawyer is on the Santander conveyancing panel.
How does conveyancing in Marks Gate differ for newly converted properties?
Most buyers of new build premises in Marks Gate come to us having been asked by the builder to sign contracts and commit to the purchase even before the house is ready to move into. This is because builders in Marks Gate tend to purchase the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Marks Gate or who has acted in the same development.
Over the last few months I have been searching for a flat up to £245,000 and found one close by in Marks Gate I like with amenity areas and transport links nearby, the downside is that it only has 61 remaining years left on the lease. I can't really find anything else in Marks Gate for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan that many years will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the property for at least 2 years you could ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should consult your conveyancing solicitor regarding this matter.
I am on look out for some leasehold conveyancing in Marks Gate. Before I set the wheels in motion I want to be sure as to the unexpired term of the lease.
Assuming the lease is registered - and almost all are in Marks Gate - then the leasehold title will always include the short particulars 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.
Following months of correspondence we are unable to agree with our landlord on how much the lease extension should cost for our flat in Marks Gate. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing landlord or if there is disagreement about what the lease extension should cost, under the relevant statutes it is possible to make an application to the First-tier Tribunal (Property Chamber) to make a decision on the price payable.
An example of a Lease Extension decision for a Marks Gate flat is 49 Aldborough Road South in July 2012. The Tribunal decided that the premium payable for the grant of the new lease was £13,925 This case was in relation to 1 flat. The unexpired term as at the valuation date was 61.36 years.