I am purchasing a property for cash in Maxton. I have lived for the last 15 years in Maxton. Conveyancing searches are a lot of money. Given that I have knowledge of the road and vicinity very well should I not bother getting the solicitor to do all the conveyancing searches?
Provided that you do not need a mortgage, then all but one or two of the Maxton conveyancing searches are non-obligatory. Your lawyer will 'advise', perhaps strongly, that you should have searches carried out, but she has a professional duty to do this. One thing to consider; if you are going to sell the house at a future date, it will be of importance to your future purchaser what the searches disclose. Sometimes properties with no practical issues can still reveal negative search results. A competent conveyancing solicitor in Maxton should be able to give you some sensible advice here.
Completed the sale of my flat in Maxton last November but the buyer keeps calling daily to say their solicitor is waiting to hear from mine. What should have happened following completion?
Following your sale your solicitor is duty bound to send the transfer documentation and all of the paperwork to the purchaser's lawyers. Where appropriate, your solicitor must also confirm that the mortgage has been discharged to the buyers lawyers. There are no post completion formalities specific conveyancing in Maxton.
We are buying a 3 bedroom semi in Maxton. We would like to carry out a loft conversion at the property.Will legal investigations on the property include checks to ascertain if these works are allowed?
Your solicitor will check the deeds as conveyancing in Maxton will on occasion reveal restrictions in the title documents which restrict certain works or necessitated the consent of a 3rd party. Certain additions require local authority planning permissions and approval in compliance with building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these things with a surveyor ahead of any purchase.
I am purchasing a property in Maxton. A rare aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender HSBC be concerned?
Given that you are obtaining a mortgage with HSBC your lawyer must follow the conveyancing requirements set out in Part two of UK Finance Lenders’ Handbook for HSBC. The CML Handbook includes minimum specifications for solar panel roof-space leases, and lawyers are required to report to HSBC where a lease fails to comply with these requirements. The provisions relate to the installation of panels on properties in England and Wales and is not restricted to Maxton.
Intending to buy a house in Maxton. 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 Nationwide 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 Maxton property lawyer is on the Nationwide conveyancing panel.
I am selling our house in Maxton and the buyers lawyers are claiming that there is a risk of it being built on contaminated land. Any local conveyancer would know that there is no such problem. It does beg the question why the purchasers used a national conveyancing firm as opposed to a conveyancing solicitor in Maxton. Having lived in Maxton for three years we know that this is a non issue. Do we contact our local Authority to get confirmation need.
It would appear that you have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am thinking of appointing a conveyancing solicitor in Maxton for my purchase. Can I see a firm’s complaints history with the profession’s regulator?
Members of the public can search for documented Solicitor Regulator Association (SRA) determinations stemming from investigations commenced on or after 1 January 2008. Go to Check a solicitor's record. To find details Pre 2008, or to check a solicitors history, call 0870 606 2555, 08.00 - 18.00 Monday, Wednesday, Thursday, Friday and 09.30 - 18.00 Tuesday. For non-uk callers, call +44 (0)121 329 6800. The SRA sometimes recorded telephone calls for training purposes.
I am intending to rent out my leasehold apartment in Maxton. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Your lease governs the relationship between the landlord and you the flat owner; specifically, it will say if subletting is prohibited, or permitted but only subject to certain caveats. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. Most leases in Maxton do not prevent strict prohibition on subletting – such a provision would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
I am the registered owner of a 1st floor flat in Maxton, conveyancing formalities finalised 10 years ago. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Maxton with an extended lease are worth £195,000. The ground rent is £45 per annum. The lease expires on 21st October 2088
With only 62 years left to run we estimate the price of your lease extension to be between £17,100 and £19,800 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.