What will a local search inform me regarding the property my wife and I purchasing in Easingwold?
Easingwold conveyancing often commences with the ordering local authority searches directly from your local Authority or through a personal search organisations such as Searches UK The local search plays an important role in many a Easingwold conveyancing purchase; that is if you wish to avoid any nasty surprises after you move into your new home. The search should supply data on, amongst other things, details on planning applications relevant to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of 13 topic areas.
How does conveyancing in Easingwold differ for new build properties?
Most buyers of new build property in Easingwold come to us having been asked by the developer to sign contracts and commit to the purchase even before the premises is completed. This is because house builders in Easingwold tend to acquire the real estate, 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 conveyancing solicitors 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 used to new build conveyancing in Easingwold or who has acted in the same development.
We're new to the buying process - had an offer accepted, but the selling agent has warned us that the vendor will only issue a contract if we instruct their preferred conveyancers as they need a ‘quick sale’. Our preferred option is to instruct a family conveyancer used to conveyancing in Easingwold
It is unlikely the sellers are behind this. If they require ‘a quick sale', taking such a hostile approach to a motivated purchaser is is going to put the whole deal at risk. Bypass the agents and go straight to the owners and make sure they understand (a)you are keen to buy (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you wish to move quickly (e)but you are going to instruct your own,trusted Easingwold conveyancing solicitors - not the ones that will provide the estate agent a referral fee or hit his conveyancing targets set by senior management.
Back In 2008, I bought a leasehold house in Easingwold. Conveyancing and Chelsea Building Society mortgage went though with no issue. I have received a letter from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Easingwold who acted for me is not around. Any advice?
The first thing you should do is contact the Land Registry to be sure that this person is indeed the registered owner of the freehold reversion. You do not need to incur the fees of a Easingwold conveyancing lawyer to do this as it can be done on-line for a few pound. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a basement flat in Easingwold, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Easingwold with an extended lease are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease expires on 21st October 2079
With just 60 years unexpired we estimate the premium for your lease extension to range between £20,000 and £23,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before getting professional advice.
My wife and I are acquiring a garden flat in Easingwold. When we first instructed lawyer, they told us that they were on all major UK lender panels. Our financial adviser called yesterday to advise that they are not on the Principality approved list. If it turns out to be true, what should we do? Should we just choose a new solicitor that is on their approved list or should we pay for dual representation, with Principality appointing their own preferred property lawyer.
Where you are acquiring a property requiring a mortgage it is normal for the buyer’s solicitors to also act for the purchaser's lender. In order to act for a bank or building society a solicitor has to be on that lender's conveyancing panel. An application has to be made by the conveyancing practitioner to the lender to become a member of the lender's panel and there are increasingly strict criteria which the conveyancing practitioner has to meet. Some lenders now require their panel firms to be part of the Law Society’s Conveyancing Quality Scheme. Your conveyancer should contact Principality and see if they can apply for membership of their conveyancing panel, but if that is not viable they will instruct their own lawyers to represent them. You don't have to instruct a firm on Principality's conveyancing panel and you may continue to use your own Easingwold solicitors, in which case it will likely add costs, and it may delay matters as you are adding another property lawyer into the mix.