Is there a search tool that I can use to check that the solicitor conducting my conveyancing in Grange Over Sands is on the mortgage lender’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Platform Home Loans Ltd thus spending £187.00 plus VAT in supplemental legal invoice.
You should take advantage of the search tool on this web page. Pick the lender and type ‘Grange Over Sands’ or your location and you will discover numerous solicitors based in Grange Over Sands or nearest you.
I opted to have a survey done on a property in Grange Over Sands prior to appointing lawyers. I have been advised that there is a flying freehold overhang to the house. My surveyor has said that some mortgage companies tend not give a mortgage on a flying freehold premises.
It depends who your proposed lender is. Santander has different requirements from Birmingham Midshires. 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 help as they are used to dealing with flying freeholds in Grange Over Sands. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Grange Over Sands to see if the conveyancing costs will increase in light of this.
I was advised by a number of estate agents in Grange Over Sands to find a property lawyer using your seach tool. What’s the financial inducement for Estate Agents to promote your site over another?
We don’t give any financial incentive for pointing buyers and sellers our way. We found it would be just too difficult a fee because members of the public would think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
My wife and I purchased a leasehold flat in Grange Over Sands. Conveyancing and HSBC Bank mortgage organised. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a demand for arrears of ground rent dating back to 1998. The conveyancing solicitor in Grange Over Sands who previously acted has long since retired. Any advice?
First contact the Land Registry to make sure that this person is indeed the registered owner of the freehold reversion. You do not need to instruct a Grange Over Sands conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Grange Over Sands Leasehold Conveyancing - A selection of Queries before Purchasing
What is the the remaining lease term? What is the yearly maintenance fee and ground rent? If a Grange Over Sands lease has less than eighty years it will have adverse implications on the salability of the apartment. It is worth checking with your lender that they are happy with residual term of the lease. A short lease means that you will almost definitely need a lease extension sooner rather than later and it is worth finding out how much this would cost. For most Grange Over Sandslease extensions you would be be obliged to have owned the premises for two years before you are eligible to extend the lease.
What can I do where I am dissatisfied with the conveyancer who conducted our conveyancing in Grange Over Sands?
Occasionally the level of service you receive is not as you expect, and unfortunately every so often things do go wrong. However there is recourse if you were dissatisfied with your conveyancing in Grange Over Sands. This varies from trying to resolve matters directly with them, through to reporting a solicitor to their governing body. If you remain aggrieved you may consider enlisting the help of the Legal Ombudsman.