It is is a decade since I purchased my house in Keelby. Conveyancing solicitors have now been retained on the sale but I am unable to locate my deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be with the mortgage company or they may still be with the solicitor who oversaw the purchase. Secondly the likelihood is that the land will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. Almost all conveyancing in Keelby relates to registered property but in the rare situation where your property is not registered it is more of a problem but is resolvable.
We're in Keelby, First timers purchasing with a mortgage (lender is UBS , and our solicitor is on the UBS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the UBS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Keelby property lawyer 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 am currently in the process of buying my council flat in Keelby. I have a mortgage agreed with Nottingham. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Nottingham, you will need to appoint a solicitor on the Nottingham conveyancing panel.
After much negotiation I have agreed a price on an apartment in Keelby. My mortgage broker pressured me to appoint their conveyancing practitioner. I paid an on account payment of £225. Shortly after, the property lawyer contacted me sheepishly admitting that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am hoping to put an offer on a small detached house that seems to be perfect, at a great figure which is making it all the more appealing. I have subsequently found out that it's a leasehold rather than freehold. I am assuming that there are issues purchasing a house with a leasehold title in Keelby. Conveyancing advisers have are about to be appointed. Will they explain the issues?
The majority of houses in Keelby are freehold and not leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. It is clear that you are buying in Keelby in which case you should be shopping around for a Keelby conveyancing solicitor and check that they are used to dealing with leasehold houses. As a matter of priority you will need to check the number of years remaining. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions for example obtaining the landlord’sconsent to conduct alterations. You may also be required to pay a maintenance charge towards the maintenance of the estate where the house is part of an estate. Your conveyancer will report to you on the legal implications.
I own a studio flat in Keelby, conveyancing formalities finalised May 2010. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding properties in Keelby with over 90 years remaining are worth £222,000. The ground rent is £50 per annum. The lease ends on 21st October 2089
You have 70 years unexpired the likely cost is going to span between £9,500 and £11,000 plus costs.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.
Your search tool is useful but there are many lawyers listed near Keelby being on the mortgage company conveyancing panel. Can you recommend a specific firm on the conveyancing panel for our lender?
We do not recommend specific Keelby firms as the right Keelby conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Keelby knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..