My financial adviser has asked me for my St Annes lawyer’ panel member for the Lloyds conveyancing panel. How do I discover this. I have e-mailed my local St Annes branch but they don't know it.
The sensible thing to do is ask for this information from your St Annes conveyancer . They maintain a central record lender panel numbers.
Are you able to suggest a Godiva Mortgages Ltd allowed St Annes conveyancing conveyancer who can have us moved in within a short deadline? Am I best advised to choose a high street St Annes solicitor or an internet comparison site?
We would be happy to suggest some excellent St Annes conveyancing firms. Another option is to visit the main road in St Annes. Visit two or three firms and request to see a conveyancing solicitor for a costs illustration. Mention your deadline together with your reasons and ask for an assurance on your deadline. Appoint the lawyer that you trust.
I am helping my niece sell her property in St Annes. Will the conveyancing solicitor order the energy assessment or it is for me to coordinate?
After the demise of Home Packs, EPC’s remained a compulsory element of moving house. An energy performance certificate should be to hand prior to the property being marketed. This is not as aspect of the sale process that conveyancers ordinarily organise. If you are using a St Annes conveyancing solicitor they may be able to arrange energy performance certificates given their relationships with reputable local assessors
Having read lots of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local St Annes solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your St Annes postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in St Annes.
My offer on a semi in St Annes has been accepted, the sellers do however have a tied purchase. The owners have offered on a property, however it’s not been accepted yet, and have viewings of other flats booked. I have selected a high street conveyancing solicitor in St Annes. What do I do now? When should I get the mortgage application with Clydesdale started?
It is normal to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of one thousand pounds, then valuation, St Annes conveyancing search costs, etc). The first course of action is to ensure that your conveyancing practitioner is on the Clydesdale approved list. Concerning the subsequent phase this very much depends on the circumstances of your case, attraction to the property and on the state of the market. During a hot market the majority of home buyers would apply for a home loan with Clydesdale and arrange for the valuation and only if it comes back ok would they ask their conveyancer to press on with the conveyancing in St Annes.
Over the last few months I have been searching for a leasehold apartment up to £305k and found one near me in St Annes I like with a park and station nearby, the downside is that it only has 61 years unexpired on the lease. I can't really find anything else in St Annes suitable, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the remaining unexpired lease term will likely be an issue. Discount the offer by the expected lease extension will cost if not already taken into account. If the existing proprietor has owned the premises for at least 2 years you could ask them to start the process of the extension and then assign it to you. An additional ninety years can be extended on to the existing lease with a zero ground rent applied. You should speak to your conveyancing solicitor concerning this.
I need to retain a conveyancing solicitor for freehold conveyancing in St Annes. I happened to stumble upon a site which appears to be the perfect solution If it is possible to get all formalities done via email that would be ideal. Should I be wary? What should out be looking out for?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I am in need of some leasehold conveyancing in St Annes. Before I get started I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in St Annes - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a split level flat in St Annes, conveyancing formalities finalised in 2004. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in St Annes with an extended lease are worth £179,000. The ground rent is £65 charged once a year. The lease expires on 21st October 2082
With just 57 years left to run we estimate the premium for your lease extension to span between £26,600 and £30,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to supply 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 are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.