I was advised yesterday by my lender that my Robin Hoods Bay the law firm I have appointed is not on the lender Solicitor panel. How can I check?
Your first step should be to contact your Robin Hoods Bay lawyer directly. You lawyer should inform you of the situation. Where they are not on the panel they could put your in touch with solicitors on the conveyancing panel for your mortgage company.
We are a couple about to exchange contracts for a freehold house in Robin Hoods Bay. We encountered a stumbling block. The mortgage offer with Accord Mortgages Ltd runs out on 19/2/2026 but the vendors are insisting on a completion date of 23/2/2026. Can one prolong the mortgage offer?
The best person to deal with your question is your lawyer who will hopefully assess if he or she is corresponding with the bank, owner’s solicitors, estate agents or conceivably all parties taking into account what has gone on in your conveyancing to date.
As a first time buyer what is the most important number one tip you can give me about purchase conveyancing in Robin Hoods Bay?
You may not hear this from too many lawyers but conveyancing in Robin Hoods Bay and elsewhere in England and Wales is an adversarial experience. Put another way, when it comes to conveyancing there is plenty of opportunity for confrontation between you and other parties involved in the home moving process. E.g., the vendor, selling agent and even potentially the lender. Choosing a lawyer for your conveyancing in Robin Hoods Bay an important selection as your conveyancer is your adviser, and is the SOLE party in the legal process whose responsibility is to protect your legal interests and to keep you safe.
There is a distinct creep in the "blame" culture- someone must be at fault for the process taking so long. You should always trust your solicitor ahead of the other parties when it comes to the legal assignment of property.
I used Arc property Solicitors a few years ago for my conveyancing in Robin Hoods Bay. Now, I need my documents but the law firm has closed. What do I do?
Do call 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 Robin Hoods Bay of the conveyancing firm of solicitors you previously hired, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
I've recently found out that there is a flying freehold issue on a property I put an offer in last month in what should have been a quick, chain free conveyancing. Robin Hoods Bay is where the house is located. Is there any advice you can give?
Flying freeholds in Robin Hoods Bay are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Robin Hoods Bay you would need to get your solicitor to go through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Robin Hoods Bay 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 premises.
I am intending to rent out my leasehold apartment in Robin Hoods Bay. Conveyancing solicitor who did the purchase is retired - so can't ask her. Is permission from the freeholder required?
Some leases for properties in Robin Hoods Bay do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to review references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I inherited a split level flat in Robin Hoods Bay, conveyancing was carried out half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Robin Hoods Bay with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2103
With 78 years unexpired the likely cost is going to be between £7,600 and £8,800 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before seeking the advice of a professional.