How up to date is your database of Carbis Bay solicitors on the Yorkshire BS conveyancing panel? Do Yorkshire BS send you an updated list?
Carbis Bay conveyancing firms themselves provide us confirmation that they are on the Yorkshire BS conveyancing panel as opposed to being supplied with a list from Yorkshire BS directly.
What is your number one tip for choosing a conveyancing solicitor in Carbis Bay
Do not opt for the cheapest Carbis Bay conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I am buying a 3 bedroom semi in Carbis Bay. We would like to carry out an extension to the side at the house.Will the conveyancing process include investigations to ascertain if these works were previously refused?
Your conveyancer will check the registered title as conveyancing in Carbis Bay can occasionally identify restrictions in the title documents which prohibit categories of works or need the consent of a 3rd party. Many works need local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. It would be prudent to check these things with a surveyor before you commit yourself to a purchase.
My wife and I have arranged the release of further funds on our mortgage from Virgin Money as we wish to conduct alterations to our home in Carbis Bay. Are we obliged to appoint a bricks and mortar Carbis Bay solicitor on the Virgin Money conveyancing panel to handle the legals?
Virgin Money don't usually instruct firms on their conveyancing panel to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Virgin Money list.
My partner and I are selling our home in Carbis Bay and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. A high street Carbis Bay conveyancer would know this is not the case. It does beg the question why the purchasers are using a factory type conveyancing firm as opposed to a conveyancing solicitor in Carbis Bay. We have lived in Carbis Bay for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to seek confirmation need.
It sounds as though you may have a conveyancing lawyer already. What do they say? You should check with 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 health insurance to cover that same ailment)
How simple is it to change solicitor as I need to find a firm on the TSB conveyancing panel. I was using a family conveyancing solicitor in Carbis Bay five minutes from me but he is not accepted by TSB
We will our best to assist in finding you a conveyancing solicitor in Carbis Bay on the TSB panel. Please note that the law firms that we list do not pay us fee if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who oversee all conveyancing solicitors in Carbis Bay. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Carbis Bay.
I work for a long established estate agent office in Carbis Bay where we see a number of flat sales put at risk due to leases having less than 80 years remaining. I have received conflicting advice from local Carbis Bay conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.
I am the registered owner of a split level flat in Carbis Bay, conveyancing was carried out July 2006. Can you work out an approximate cost of a lease extension? Comparable properties in Carbis Bay with over 90 years remaining are worth £176,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2101
With just 80 years left to run the likely cost is going to span between £7,600 and £8,800 as well as professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.