My financial adviser says he needs my Sawtry law firm’s panel member for the HSBC conveyancing panel. Can you suggest how I obtain this. I have e-mailed my local Sawtry branch but they don't know it.
Have you tried calling your Sawtry solicitor about this?. Most Sawtry law firms will keep a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
Have just purchased a probate house at auction in Sawtry. Conveyancing is necessary. What happens now?
Given that you are now for all intents and purposes signed on the dotted line you now have to choose a conveyancing solicitor quickly as you will have a fast approaching a fixed date to complete the property. Every auction property will ordinarily have an associated auction set of papers. This will include most,if not all of the paperwork that your solicitor will need. Where you are dealing with leasehold premises the legal pack may contain a copy of the lease, management information and a sellers leasehold information form and associated conveyancing paperwork specific to a leasehold property. You need to hand this to your appointed conveyancing solicitor as soon as possible. Do make sure that your finances are in place to complete the transaction on the set completion date.
I'm spending time viewing apartments in Sawtry and I am about to put in an offer. Should I already have a property lawyer in place at this stage? I will be getting a mortgage with Aldermore.
You should start requesting conveyancing estimates from solicitors ASAP. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and forward their details on to the selling agent. As you are obtaining a mortgage with Aldermore, make sure you remember to check that your lawyer is on the Aldermore conveyancing panel.
RBS have agreed my home loan in principle, my bid on a property in Sawtry has been accepted, what are the next steps?
The property agent will need to know who your solicitors are (ensure that the solicitors are on the lender’s approved list). Telephone RBS or the broker and finish off any outstanding forms. RBS will sellect a valuer who will get in contact with the selling agent or owners to book an appointment. Once conducted (assuming no problems) it takes approximately ten days for the mortgage offer to be issued. RBS will send the offer to you and your property lawyers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Sawtry.
Should my solicitor be asking questions regarding flooding as part of the conveyancing in Sawtry.
Flooding is a growing risk for conveyancers dealing with homes in Sawtry. Plenty of people will purchase a property in Sawtry, completely aware that at some time, it may be flooded. However, leaving to one side the physical destruction, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not best placed to offer advice on flood risk, however there are a various searches that may be undertaken by the purchaser or on a buyer’s behalf which will give them a better appreciation of the risks in Sawtry. The conventional set of information given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) includes a standard inquiry of the owner to determine whether the premises has suffered from flooding. If flooding has previously occurred which is not revealed by the seller, then a purchaser may commence a claim for damages resulting from an inaccurate reply. The purchaser’s conveyancers will also carry out an environmental report. This will reveal if there is a recorded flood risk. If so, additional investigations will need to be conducted.
Me and my brother have a 4 bedroom Edwardian house in Sawtry. Conveyancing lawyer represented me and Alliance & Leicester . I did a free Land Registry search last week and there are two entries: one for freehold, the second leasehold with the matching property. If a house is not a freehold shouldn't I have been informed?
You should read 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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Sawtry and other locations in the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also question the situation with the conveyancing lawyer who conducted the work.
I've recently found out that there is a flying freehold issue on a property I have offered on last month in what was supposed to be a quick, no chain conveyancing. Sawtry is the location of the property. Can you offer any assistance?
Flying freeholds in Sawtry are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Sawtry you must be sure that your lawyer goes 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 Sawtry may ascertain 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 property.
What are your top tips when it comes to choosing a Sawtry conveyancing practice to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Sawtry conveyancing practice) it is most important that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you talk with two or three firms including non Sawtry conveyancing practices before you instructing a firm. If the firm is ALEP accredited then so much the better. The following questions could be helpful:
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How familiar is the firm with lease extension legislation? If they are not ALEP accredited then why not?
I invested in buying a studio flat in Sawtry, conveyancing formalities finalised in 2009. Can you work out an approximate cost of a lease extension? Corresponding flats in Sawtry with over 90 years remaining are worth £176,000. The ground rent is £50 invoiced annually. The lease finishes on 21st October 2105
You have 80 years unexpired the likely cost is going to range between £8,600 and £9,800 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.