I am under pressure from the executor of a property in Eaglescliffe to complete within four weeks. What can be done to hasten the conveyancing process?
Where you are under pressure to sign contracts we would recommend that your conveyancer is familiar with the area as they will benefit local relationships and insight. It is possible that they could have transacted otherproperties in the same street. Therefore consider using a Eaglescliffe conveyancing firm. In addition, double check that the lawyer is on the lender panel. It is estimated that nearly one in five of Eaglescliffe conveyancing transactions are delayed or jeopardised after finding out that a buyer’s solicitor was not on their mortgage lender’s panel. This can often result in the transaction being delayed by almost 21 days. It is said that this issue affects in the region of 100,000 home sales every year. Many Eaglescliffe conveyancing firms can not act for certain mortgage companies so do check as early as possible.
I am the only recipient of my late mum's estate and I have everything in my name now, including the my former home in Eaglescliffe. The Eaglescliffe property was put into my name in September. I plan to dispose of the house. I understand that there is a Mortgage Lenders six month 'rule', meaning my proprietorship could be treated the same way as though I had purchased the house in September. Will no one buy the property for half a year?
The Council of Mortgage Lenders’ handbook obliges conveyancers to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." By the strict wording you could be caught by that. How practical a view banks take of it, depend on the mortgage company as this provision primarily exists to identify the purchase and immediately sell or the quick reselling of property.
is it true that all Eaglescliffe solicitor practices on the Bank of Ireland conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Bank of Ireland conveyancing panel they would need to be overseen by the Solicitors Regulatory Authority. Some lenders do permit licenced conveyancers on their panel and in such a situation the firms would be governed by the CLC.
I have paid off my mortgage with Lloyds. I assume I don't need a Eaglescliffe conveyancing practitioner on the Lloyds panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
I opted to have a survey completed on a house in Eaglescliffe in advance of instructing conveyancers. I have been told that there is a flying freehold element to the property. The surveyor has said that some banks tend not issue a loan on a flying freehold premises.
It varies from the lender to lender. HSBC has different instructions for example to Nationwide. Should you wish to call us we can investigate further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Eaglescliffe. Conveyancing may be slightly more expensive based on your lender's requirements.
I am in need of some leasehold conveyancing in Eaglescliffe. Before I set the wheels in motion I require certainty as to the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Eaglescliffe - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a garden flat in Eaglescliffe, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Eaglescliffe with a long lease are worth £202,000. The average or mid-range amount of ground rent is £55 per annum. The lease ends on 21st October 2077
You have 56 years unexpired we estimate the price of your lease extension to span between £29,500 and £34,000 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.
My aim is to purchase a ground floor maisonette in Eaglescliffe. Conveyancing lawyer is waiting for, from the owner, building insurance documents. This morning I was advised that the owner must send the insurance paperwork for the flat above in addition. Why does my property lawyer need to check the insurance for the flat above? Is it strictly necessary? We have been waiting for the last fortnight…
It is not unheard of in leasehold conveyancing in Eaglescliffe to discover Conveyancing in Eaglescliffe in a minority of cases reveals that the lease obliges the leasehold owners to insure their individual flats as opposed to the freeholder insuring the complete block - which is clearly preferable. You should check with your conveyancer but it would appear that your conveyancer is attempting to establish that the entire building is insured. Insuring a ground floor residence is no help when it comes to rebuilding after a fire if the other flat cannot be reconstructed for lack of insurance.