I am expecting a mortgage with Santander. I intend to retain the legal services of a Licensed Conveyancer in Cromer. Does the Santander Conveyancing panel allow for conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
Will my solicitor be raising enquiries about flooding during the conveyancing in Cromer.
The risk of flooding is if increasing concern for conveyancers specialising in conveyancing in Cromer. There are those who purchase a property in Cromer, completely expectant that at some time, it may suffer from flooding. However, leaving to one side the physical damage, if a property is at risk of flooding, it may be difficult to obtain a mortgage, suitable building insurance, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the buyer.
Lawyers are not best placed to offer advice on flood risk, however there are a numerous checks that can be undertaken by the buyer or on a buyer’s behalf which should figure out the risks in Cromer. The conventional set of information supplied to a purchaser’s conveyancer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a usual question of the owner to find out if the premises has suffered from flooding. If flooding has previously occurred which is not disclosed by the vendor, then a buyer could commence a legal claim for losses as a result of such an inaccurate response. A purchaser’s lawyers will also order an environmental report. This should indicate whether there is a recorded flood risk. If so, additional investigations should be carried out.
As co-executor for the will of my grandfather I am disposing of a property in Swansea but I am based in Cromer. My solicitor (approximately 235 miles from merequires that I execute a statutory declaration prior to completion. Can you recommend a conveyancing practitioner in Cromer who can witness and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents attested by a conveyancing solicitor. Normally or notary public or solicitor will be fine regardless of whether they are Cromer based
Can you provide any advice for leasehold conveyancing in Cromer with the purpose of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Cromer can be bypassed where you get in touch lawyers as soon as your agents start advertising the property and ask them to collate the leasehold information which will be required by the purchasers’ solicitors. The majority of freeholders or managing agents in Cromer charge for supplying management packs for a leasehold home. You or your lawyers should enquire as to the fee that they propose to charge. The management information can be applied for as soon as you have a buyer, thus accelerating the process. The typical amount of time it takes to receive management information is three weeks. It is the most common reason for delay in leasehold conveyancing in Cromer. Some Cromer leases require Licence to Assign from the landlord. If this is the case, you should notify your estate agents to make sure that the purchasers obtain bank and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers. If you have carried out any alterations to the residence would they have required Landlord’s consent? Have you, for example installed wooden flooring? Cromer leases often stipulate that internal structural alterations or installing wooden flooring calls for a licence from the Landlord consenting to such changes. If you fail to have the consents in place do not communicate with the landlord without checking with your lawyer first. If you have had any disputes with your freeholder or managing agents it is essential that these are resolved prior to the flat being put on the market. The buyers and their solicitors will be concerned about purchasing a flat where there is a current dispute. You may have to bite the bullet and discharge any arrears of service charge or settle the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to reveal the dispute as over rather than ongoing.
I inherited a studio flat in Cromer, conveyancing having been completed in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Cromer with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2069
With only 51 years remaining on your lease we estimate the price of your lease extension to span between £30,400 and £35,200 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.
Living abroad I am unable to attend my Cromer conveyancing lawyers office to sign documents for conveyancing in Cromer – is this a problem?
You need not be concerned. Cromer conveyancing solicitors can undertake conveyancing transactions for clients nationally. You are unlikely to be required to meet your lawyer in the flesh at a Cromer conveyancers office. Almost all conveyancing practitioner can handle everything via post, email, telephone and fax.