Unfortunately I am unable to travel far from Lakenham. Is there a reason why all Lakenham property lawyers aren't automatically on all lender panels?
Even though it may seem unfair for lenders to restrict who can act for them, from the public’s or conveyancer’s point of view, the flip side is that lenders are becoming ever more anxious and feel it crucial to protect them against illegal activities. As a consequence of this concern mortgage companies have reduced their panel of approved conveyancing lawyers to a manageable size.
It is is a decade since I acquired my property in Lakenham. Conveyancing lawyers have now been appointed on the sale but I can't track down the title deeds. Will this jeopardise the sale?
You need not be too concerned. First there is a chance that the deeds will be retained by the mortgage company or they could stored with the lawyers who oversaw the purchase. Secondly in most cases the title will be recorded at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors acquiring current official copies of the land registers. Most conveyancing in Lakenham involves registered property but in the rare situation where your home is not registered it is more tricky but is resolvable.
I have been pointed in your direction by numerous estate agents in Lakenham to select a property lawyer on your site. What’s the financial incentive for Estate Agents to promote your services ahead of a competitor’s?
We don’t give any referral fee for directing people our way. We thought it would be too underhand to pay a commission as home movers will think, ‘How come the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
Back In 2004, I bought a leasehold house in Lakenham. Conveyancing and The Mortgage Works mortgage are in place. 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 1994. The conveyancing solicitor in Lakenham who acted for me is not around. Do I pay?
First make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the registered owner of the freehold reversion. There is no need to incur the fees of a Lakenham conveyancing lawyer to do this as it can be done on-line for a few pound. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a 2 bed flat in Lakenham, conveyancing was carried out August 2002. Can you let me have an estimated range of the fair premium for a lease extension? Corresponding flats in Lakenham with a long lease are worth £197,000. The ground rent is £55 per annum. The lease comes to an end on 21st October 2074
You have 55 years left to run we estimate the price of your lease extension to be between £31,400 and £36,200 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.
How do I find the right lawyer for my conveyancing in Lakenham ?
First ask your friends and family who they would recommend. Second, look on the web for conveyancing in Lakenham. Call a couple or more firms from the list and ask them to send you their conveyancing fees and speak to the lawyer who will handle your conveyancing before you make your decision. Third is to use this site to help you find the right lawyers for you based on your unique requirements including location,speed, complexity and who the proposed mortgage company is.Do not be fooled by lowest cost conveyancing solicitors in Lakenham