My stepmother pointed out to me me that in purchasing a property in Lydiate and Melling there could be a number of restrictions as to what one can do in terms of external alterations to a property. Is this right?
There are anumerous of properties in Lydiate and Melling which have some sort of restriction or requirement of consent to execute external alterations. Part of the conveyancing in Lydiate and Melling should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I had a mortgage agreed in principle with UBS. Lydiate and Melling conveyancing lawyers were instructed. How long does it take for UBS to forward the offer to the conveyancing practitioner?
Some lenders take longer than others. Have UBS completed the survey? Have you advised UBS as to your lawyers' details and checked that your lawyers are on the UBS conveyancing panel? Sometimes it can take as long as six weeks for a mortgage offer to be issued.
I have paid off my mortgage with UBS. I assume I don't need a Lydiate and Melling conveyancer on the UBS panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your UBS mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the UBS mortgage from the register. UBS, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where UBS has sent the Land Registry the discharge electronically, and
- UBS has instructed the Land Registry to do so
My wife and I have a 4 bedroom Georgian property in Lydiate and Melling. Conveyancing solicitor acted for me and Birmingham Midshires. I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold with the exact same property. Is it worth asking Birmingham Midshires to clarify?
You should review 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 Lydiate and Melling and other areas of 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 purchasers. You can also check the situation with the conveyancing lawyer who conducted the purchase.
How does conveyancing in Lydiate and Melling differ for newly converted properties?
Most buyers of new build or newly converted property in Lydiate and Melling come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the property is ready to move into. This is because new home sellers in Lydiate and Melling tend to buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Lydiate and Melling or who has acted in the same development.
I am using a search engine for the words cheap conveyancing in Lydiate and Melling it reveals numerous property lawyerslocally. How do I determine which is the right conveyancer for the sale of my house?
The best way of seeking the right conveyancer is through a trusted recommendation, so seek the counsel of colleagues and those you trust who have acquired a property in Lydiate and Melling or the reputable estate agent or financial adviser. Costs for conveyancing in Lydiate and Melling differ, so it's sensible to secure a minimum of three quotes from different property lawyers. Dont forget to clarify that the costs are guaranteed not to rise.
I am attracted to a two maisonettes in Lydiate and Melling both have about fifty years unexpired on the leases. Should I regard a short lease as a deal breaker?
There are plenty of short leases in Lydiate and Melling. The lease is a right to use the property for a period of time. As the lease shortens the marketability of the lease reduces and results in it becoming more costly to extend the lease. This is why it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies less inclined to grant a loan on properties of this type. Lease enfranchisement can be a difficult process. We advise that you get professional help from a solicitor and surveyor with experience in this area.
I purchased a 1st floor flat in Lydiate and Melling, conveyancing was carried out September 1995. How much will my lease extension cost? Corresponding flats in Lydiate and Melling with over 90 years remaining are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2076
With only 52 years left to run we estimate the premium for your lease extension to range between £29,500 and £34,000 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure 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 other issues that need to be considered 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.