My IFA has asked me for my Withernsea law firm’s panel reference for the Santander conveyancing panel. Can you suggest how I find this out. I have e-mailed my local Withernsea office but they have not responded to me.
The sensible thing to do is ask for this information from your Withernsea conveyancing practitioner . Most Withernsea conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each mortgage company.
Do the conveyancing lawyers identified via your search tool conduct auction conveyancing in Withernsea?
There are a few auction solicitors we can connect you with those conducting auction conveyancing. Withernsea is just one of our areas of in which our lawyers cover.
We are selling our home in Withernsea and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Withernsea lawyer would know that there is no such problem. For the life of me I don't know why the buyers used a national conveyancing firm as opposed to a conveyancing solicitor in Withernsea. Having lived in Withernsea for 5 years we know of no issue. Do we get in touch with our local Authority to seek clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You need to enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same ailment)
Over the last few months I have been searching for a ground for flat up to £235,500 and found one near me in Withernsea I like with amenity areas and railway links nearby, the downside is that it only has 49 years unexpired on the lease. There is not much else in Withernsea in this price bracket, so just wondered if I would be making a mistake purchasing a lease with such few years left?
Should you require a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the existing owner has owned the premises for a minimum of 2 years you can ask them to commence the lease extension formalities and pass it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
Can you offer any advice when it comes to finding a Withernsea conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Withernsea conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with several firms including non Withernsea conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions might be useful:
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If they are not ALEP accredited then what is the reason?
Withernsea Conveyancing for Leasehold Flats - Sample of Queries before buying
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How much is the ground rent and service charge? Please note if it is less than 80 years it will have adverse implications on the salability of the apartment. Check with your mortgage company that they are willing to go ahead with the loan given the lease term. Leases with fewer than 80 years remaining means that you will probably need a lease extension at some point and it is worth discovering how much this would cost. Remember, in most cases you would be required to have been the owner of the property for 24 months in order to be legally able to extend the lease. For many Withernsea leaseholds the cost for major works tend not to be included within maintenance charges, albeit that there some managing agents in Withernsea require leaseholders to pay into a sinking fund created for the specific intention of building a fund for larger works.
Two months into a sale of a flat in Withernsea. Conveyancing is fine but we have been asked to pay a fortune from the landlord. So far we have forked out £250 for a leasehold management pack and then another £118 for additional questions supplied by the purchaser's property lawyer.
Your solicitor will not have any sway over the level of the bill for this information however the average costs for the information for Withernsea leasehold property is £350. For Withernsea conveyancing deals it is customary for the vendor to pay for these charges. The landlord or their agents are under no legal obligation to address such questions most will be willing to do so - albeit often at high prices out of proportion to the work involved. Regretfully there is no law that mandates capped charges for administrative tasks. There is no prescriptive time limit by which they are required to supply answers.