I am obtaining a mortgage offer from Halifax. I hope to retain the legal services of a Licensed Conveyancer in South Cave. Does the Halifax Solicitor panel exclude conveyancers regulated by the CLC?
The Halifax approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the CLC.
My wife and I own a terraced Edwardian house in South Cave. Conveyancing lawyer represented me and Clydesdale. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You need to assess the Freehold register you have again and check the Charges Register for 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 South Cave and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with purchasers. You can also question the position with your conveyancing solicitor who conducted the purchase.
I'm remortgaging my existing home to a buy to let loan with The Royal Bank of Scotland and I will use the ballance of the raised equity as a deposit on another house. The area we are interested in is South Cave. Will your lawyers be able to act for both sets of banks and link together the two deals?
Do use our search tool on this page to be sure that the solicitors are approved by both banks. On the basis that they are your lawyer will be able to tie up the two deals but you should talk with you solicitor and make apparent your expectations and requirements.
In my capacity as executor for the estate of my aunt I am selling a residence in Monmouth but live in South Cave. My solicitor (approximately 200 kilometers from meneeds me to sign a statutory declaration prior to the transaction finalising. Can you recommend a conveyancing lawyer in South Cave who can witness this legal document for me?
Technically speaking you should not need to have the documents witnessed by a conveyancing solicitor. Normally any notary public or qualified solicitor will suffice regardless of whether they are South Cave based
I've recently bought a leasehold property in South Cave. Am I liable to pay service charges for periods before my ownership?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I own a leasehold flat in South Cave, conveyancing was carried out March 1997. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in South Cave with a long lease are worth £211,000. The average or mid-range amount of ground rent is £45 yearly. The lease ends on 21st October 2092
With only 67 years unexpired we estimate the price of your lease extension to span between £10,500 and £12,000 as well as 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 provide the actual costs in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered 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.
I am thinking of appointing a web based lawyer rather than a South Cave conveyancing firm. Should I ‘stay local’?
There are advantages of being able to pop in to a local South Cave conveyancing solicitor for instance
- signing papers on short notice
- sometimes being able to see someone face-to-face can make a significant difference, particularly for non-standard transactions
- the ability to complain if things go pear-shaped
When analysing fees, look carefully for hidden extras. Most decent South Cave high street solicitors give an all-inclusive price. Many online companies appear to offer low cost fees, but have hidden 'extras' in the small print.