We were about to instruct a conveyancing solicitor in Northamptonshire recommended by you but stumbled across some other estimates on the internet seem less expensive – how come?
You can find many firms of conveyancing outfits advertising at first sight what seems to be extremely cheap conveyancing in Northamptonshire. We would encourage you to think long and hard as to how much you respect your own move to want to be penny wise pound foolish over the quality of the legal work. Many of them highlight a bargain fee as a headline but bury extra fees in the fine print..
Me and my brother purchased a renovated Victorian property in Northamptonshire. Conveyancing lawyer acted for me and HSBC Bank. I did a free Land Registry search last week and there are a couple of entries: one for freehold, another for leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You need to assess the Freehold register you have again and check the Charges Register as there may be 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 Northamptonshire and other areas of 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 situation with the conveyancing practitioner who completed the work.
I am buying my first flat in Northamptonshire with the aid of help to buy. The sellers would not move on the amount so I negotiated £7000 of extras instead. The house builders rep told me not inform my lawyer about the extras as it will jeopardize my loan with the lender. Do I keep my lawyer in the dark?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what should have been a straight forward, chain free conveyancing. Northamptonshire is the location of the property. Can you offer any advice?
Flying freeholds in Northamptonshire are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Northamptonshire you would need to get your solicitor to go through the deeds thoroughly. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Northamptonshire may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How easy is it to transfer to a new firm as I need to retain one who is on the Alliance & Leicester conveyancing list. I had appointed a local conveyancing solicitor in Northamptonshire five minutes from me but he is not accepted by Alliance & Leicester
We will our best to assist in finding you a conveyancing solicitor in Northamptonshire on the Alliance & Leicester panel. Please note that the law firms that we on the directory do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Northamptonshire. Using search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Northamptonshire.
Can you offer any advice when it comes to choosing a Northamptonshire conveyancing practice to deal with our lease extension?
If you are instructing a solicitor for your lease extension (regardless if they are a Northamptonshire conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We suggest that you speak with several firms including non Northamptonshire conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then so much the better. The following questions could be helpful:
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How experienced is the firm with lease extension legislation?
Northamptonshire Leasehold Conveyancing - A selection of Queries Prior to Purchasing
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The prefered form of lease structure is a share of the freehold. In this situation the lessees enjoy being in charge if their destiny and notwithstanding that a managing agent is usually employed if the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. How much is the maintenance charge and ground rent on the flat? Where a Northamptonshire lease has fewer than eighty years it will have adverse implications on the value of the apartment. Check with your bank that they are happy with residual term of the lease. Leases with less than 80 years remaining means that you will almost definitely need a lease extension at some point and you need to have some idea of how much this will be. For most Northamptonshirelease extensions you would be be obliged to have been the owner of the residence for a couple of years in order to be eligible to exercise a lease extension.