I am need of leasehold conveyancing for a flat in a relatively new development (6 years old) in Neston. 95% of the properties are already disposed of. Do I need carry out the neighbourhood searches as part of conveyancing in Neston?
You are opening yourself up to an unnecessary risk in refusing to carrying out Neston 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 mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that you have them. If accelerating the process and cost are top of your issues you should consider with your lawyer about the viability of search insurance
We are looking to buy a property and require a conveyancing solicitor in Neston who is on the Santander solicitor panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Santander . We don't recommend any particular firms conducting conveyancing in Neston.
Are the BSA planning on creating a search tool with a view to list firms on the Norwich and Peterborough Building Society conveyancing panel for example in Neston?
We are not aware of any intention on the part of the BSA to promote such a search facility.
Is it the case that all Neston solicitor practices on the Nationwide conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Nationwide conveyancing panel they would need to be regulated by the Solicitors Regulatory Authority. The majority of mortgage companies do list licenced conveyancers on their panel in which case such firms would be overseen by the Council of Licensed Conveyancers.
Can I be sure that the Neston conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Neston obtaining recommendations is a sensible starting point. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always recommend that you speak with the solicitor handling your transaction.
I have paid off my mortgage with Santander. I assume I don't need a Neston conveyancing practitioner on the Santander panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Santander 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 Santander mortgage from the register. Santander, 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 Santander has sent the Land Registry the discharge electronically, and
- Santander has instructed the Land Registry to do so
My friend advised me that if I am buying in Neston I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Neston conveyancing searches. It is a large report of more than thirty pages, listing and detailing significant information about Neston around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Neston Education with maps and statistics, Local Amenities and other useful data regarding Neston.
There are only 68 years remaining on my lease in Neston. I am keen to get lease extension but my freeholder is missing. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to prove that you or your lawyers have done all that could be expected to find the landlord. In some cases an enquiry agent would be helpful to conduct investigations and to produce a report which can be used as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer in relation to proving the landlord’s disappearance and the vesting order request to the County Court covering Neston.
I am the registered owner of a 1st floor flat in Neston, conveyancing having been completed in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar flats in Neston with an extended lease are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ends on 21st October 2103
With only 77 years remaining on your lease the likely cost is going to range between £7,600 and £8,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.