At long last a loan agreement from Santander for the refinancing of my 3 bedroom garden flat is to be issued imminently. Can you recommend a cheap conveyancing solicitor in Stanley?
You have arrived at the wrong place to search for the cheapest conveyancing solicitors in Stanley. Our intention is to offer affordable conveyancing but we do not aim to advertise as being the cheapest. Resist the temptation to appoint organisations offering the bait of low cost conveyancing in Stanley. In your best case scenario, in choosing a lawyer for low cost conveyancing, you will end up with what you pay for and at worst you will end up being stung for additional fees and still not get the service expected.
What happens if my solicitor is expelled from the UBS Solicitor panel ahead of completing my conveyancing in Stanley?
The first thing to point out is that, this is a very rare occurrence. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
My relative suggested that where I am buying in Stanley I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
A search of this type is usually quoted for as part of the standard Stanley conveyancing searches. It is a large report of about 40 pages, listing and setting out significant information about Stanley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stanley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Stanley Education with plans and statistics, Local Amenities and other useful information concerning Stanley.
Are there restrictive covenants that are commonly picked up during conveyancing in Stanley?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Stanley. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
I opted to have a survey completed on a house in Stanley prior to retaining conveyancers. I have been informed that there is a flying freehold overhang to the house. The surveyor advised that some lenders tend refuse to give a loan on such a home.
It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you call us we can look into this further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Stanley. Conveyancing will be smoother if you use a solicitor in Stanley especially if they are acquainted with such properties in Stanley.
There are only 62 years left on my flat in Stanley. I now want to extend my lease but my freeholder is can not be found. What options are available to me?
On the basis that you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be lengthened by the magistrate. However, you will be required to prove that you or your lawyers have done all that could be expected to locate the freeholder. In some cases an enquiry agent would be helpful to conduct investigations and prepare an expert document which can be accepted by the court as evidence that the landlord is indeed missing. It is advisable to get professional help from a property lawyer in relation to proving the landlord’s disappearance and the application to the County Court covering Stanley.
I bought a garden flat in Stanley, conveyancing formalities finalised half a dozen years ago. How much will my lease extension cost? Comparable flats in Stanley with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 per annum. The lease runs out on 21st October 2087
With 62 years left to run the likely cost is going to span between £17,100 and £19,800 as well as costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.