At what point will exchange of contracts happen for sale conveyancing in Grimsby and am I required to be at the conveyancers branch?

If you are in close proximity to our conveyancing solicitors in Grimsby you are welcome to come in to sign documents. That being said, the law practices we work with provide countrywide coverage for conveyancing and give just as detailed and professional a job for you when dealing with you electronically. The executing of the sale agreement is not the point of no return. A signed contract is just a prerequisite for the conveyancer to officially exchange at the suitable time, which will usually be very shortly after signing. The procedure is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is in the mix, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Grimsby)to be in the office available at the end of the phone to exchange contracts.

I'm purchasing a new build house in Grimsby with a loan from National Westminster Bank. The sellers would not budge the amount so I negotiated £7000 of fixtures and fittings instead. The house builders rep told me not disclose to my solicitor about this deal as it may put at risk my mortgage with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I opted to have a survey carried out on a house in Grimsby in advance of instructing solicitors. I have been advised that there is a flying freehold aspect to the house. The surveyor has said that some banks tend not give a loan on such a property.

It varies from the lender to lender. HSBC has different requirements from Birmingham Midshires. If you e-mail us we can check with the relevant lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Grimsby. Conveyancing will be smoother if you use a solicitor in Grimsby especially if they are familiar with such properties in Grimsby.

What tools are available to search for a Grimsby law firm on the Nottingham Building Society conveyancing panel? I have wheels and am willing to travel upto 10kilometers to meet the solicitor.

You can use the tool on this page. Please pick a bank and your location and you will see a number of Grimsby conveyancing lawyers locally. We have detailed some Grimsby conveyancing firms towards the end of this page and you can telephone them to see if they are on the Nottingham Building Society panel

Having checked my lease I have discovered that there are only 72 years left on my lease in Grimsby. I now want to get lease extension but my freeholder is can not be found. What are my options?

If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. However, you will be required to demonstrate that you have made all reasonable attempts to find the landlord. For most situations an enquiry agent should be helpful to conduct investigations and prepare an expert document to be accepted by the court as proof that the freeholder is indeed missing. It is advisable to get professional help from a conveyancer both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Grimsby.

I own a 1st floor flat in Grimsby, conveyancing having been completed April 2004. How much will my lease extension cost? Equivalent flats in Grimsby with over 90 years remaining are worth £181,000. The average or mid-range amount of ground rent is £55 per annum. The lease expires on 21st October 2076

With 51 years unexpired we estimate the premium for your lease extension to span between £30,400 and £35,200 as well as professional fees.

The figure that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first getting professional advice.