Recently been in touch with my conveyancing solicitor in Norton Woodseats who completed the legal work two years ago asking for a conveyancing estimate based on an identical type of house sale & purchase (a leasehold premises and a freehold property) of similar values with a mortgage from Alliance & Leicester . I am now being quoted twice the amount. Should I hunt for an alternative property lawyer?
The quote is slightly on the steep side. If you you were to look around you could shave off some of the cost by as much as £125. That being said, if you were pleased with the assistance the firm gave you mightlive to regret opting for an an untested conveyancer. If is important to ensure the conveyancer can act for Alliance & Leicester . You can use our search tool to locate a Norton Woodseats conveyancing firm on the Alliance & Leicester approved list of lawyers, which can often include conveyancing solicitors in Norton Woodseats.
Do I choose a Licenced Conveyancer or Solicitor for conveyancing in Norton Woodseats?
There are many registered licenced Conveyancers in Norton Woodseats and Solicitor partnerships in Norton Woodseats who provide Conveyancing services It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal aspects of the home buying process. They may both also deal with associated property related work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
Can you help - my lawyer advises that defective lease insurance is required on my purchase. What is the typical level of cover needed for conveyancing in Norton Woodseats?
The appropriate level of defective lease indemnity insurance depends on your lender. It would differ for example between Birmingham Midshires and Skipton Building Society. Conveyancing lawyers as opposed to borrowers take out such policies.
My partner and I have organised the release of further funds on our home loan from RBS as we intend to carry out alterations to our property in Norton Woodseats. Are we obliged to appoint a local Norton Woodseats solicitor on the RBS conveyancing panel to handle the legals?
RBS do not ordinarily require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS list.
I used Stirling Law a few years past for my conveyancing in Norton Woodseats. I now require my file however the law firm has closed. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Norton Woodseats of the conveyancing firm of solicitors you previously instructed, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
Just had an offer accepted on a new build flat in Norton Woodseats. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Norton Woodseats
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The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. There must be mutual enforceability of lessee’s covenants. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Please supply evidence that the form of Lease proposed has been approved by the Land Registry.
Yesterday I discovered that there is a flying freehold issue on a house I have offered on last month in what was supposed to be a simple, no chain conveyancing. Norton Woodseats is the location of the property. Can you offer any guidance?
Flying freeholds in Norton Woodseats are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Norton Woodseats you must be sure that your lawyer goes 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 Norton Woodseats 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.
I am employed by a long established estate agency in Norton Woodseats where we have experienced a number of flat sales derailed due to short leases. I have received inconsistent advice from local Norton Woodseats conveyancing solicitors. Please can you shed some light as to whether the seller of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the proposed purchaser can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
Norton Woodseats Conveyancing for Leasehold Flats - A selection of Questions you should consider before buying
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What is the name of the managing agents? It is important to be aware if redecorating or some other major work is pending that will be shared by the tenants and will materially impact the level of the service costs or result in a specific invoice. You should be aware if it is no more than eighty years it will impact the salability of the flat. Check with your lender that they are willing to lend given the lease term. Leases with fewer than 80 years remaining means that you will most likely have to extend the lease sooner rather than later and it is worth discovering what this would cost. Remember, in most cases you will be required to have been the owner of the residence for two years before you are entitled to carry out a lease extension.