Would the conveyancing solicitors that you recommend conduct attended exchange conveyancing in Nag's Head?
We do have a number of conveyancing experts who can conduct one day exchanges. Do e-mail us to obtain a conveyancing quote and details as to availability.
We are buying a property and need a conveyancing solicitor in Nag's Head who is on the TSB approved panel. Could you point me in the right direction as regards a firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for TSB . We don't recommend any particular firms conducting conveyancing in Nag's Head.
We previously selected conveyancers with offices in Nag's Head on the Yorkshire BS solicitor approved list. They have just billed me an additional fee for dealing with the Yorkshire BS mortgage. Is this an additional conveyancing fee set by Yorkshire BS?
Provided it is contained in their Terms and Conditions or estimate then yes your conveyancer is entitled to levy a fee for this. This fee is not set by Yorkshire BS but by your Nag's Head conveyancer. Some firms on the Yorkshire BS panel will charge ’dealing with mortgage’ fee but many firms include it on their overall fee.
We expect to receive a DIP from Nationwide this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Nationwide recommend any Nag's Head solicitors on the Nationwide conveyancing panel, or is it better to go independently?
You will need to appoint Nag's Head solicitors independently although you'll need to choose one on the Nationwide conveyancing panel. The solicitor represents both you and Nationwide through the process.
I have paid off my mortgage with Leeds Building Society. I assume I don't need a Nag's Head conveyancer on the Leeds Building Society panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
three months have elapsed since my purchase conveyancing in Nag's Head concluded. I have checked the Land Registry site which shows that I paid £150,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the asset from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
I have recently realised that I have 68 years remaining on my flat in Nag's Head. I need to get lease extension but my freeholder is absent. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you or your lawyers have used your best endeavours to locate the lessor. For most situations a specialist should be helpful to conduct investigations and to produce an expert document which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court overseeing Nag's Head.
After years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Nag's Head. Can we issue an application to the Residential Property Tribunal Service?
Most certainly. We can put you in touch with a Nag's Head conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Nag's Head premises is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case was in relation to 1 flat. The unexpired lease term was 71 years.
We are in the process of acquiring a property in Nag's Head. Conveyancing is not over but we would like have the amount we are are purchasing for confidential from the likes of Rightmove. How can this be achieved ?
HM Land Registry as a matter of law obliged to specify price sold data on a register of the title for domestic properties nationwide which includes homes in Nag's Head. The register of ownership is an open document, so the Land Registry would be breaching their statutory duty excluded certain properties such as the one in Nag's Head.
You can make a request of the Land Registry to withhold the price paid entry yet the response would be in the negative.