We are selling our home in Little Oakley. Will my solicitor have to be on the RBS conveyancing panel in order to deal with the discharge of my mortgage?
Ordinarily, even if your lawyer is not on the RBS conveyancing panel they can still act for you on your sale. It might be that the lender will not release the original deeds (if applicable and increasingly irrelevant) until after the mortgage is paid off. You should speak to your lawyer directly before you start the process though to ensure that there is no problem as lenders are changing their panel criteria fairly frequently currently.
Despite weeks of looking the Title Certificate and documents to my home are lost. The conveyancers who did the conveyancing in Little Oakley 10 years ago no longer exist. What are my next steps?
Nowadays there are duplicates made of almost everything, and your lawyer will know precisely where to look for all the relevant documentation so you may buy or sell your property without a hitch. Where copies are not available, your solicitor may be able to put in place insurance or indemnities against future claims on the property.
Is it possible to switch firm as I have to find a firm on the Lloyds TSB Bank conveyancing panel. I instructed a local conveyancing solicitor in Little Oakley five minutes from me but she is not approved by Lloyds TSB Bank
It would be our pleasure to help you select a conveyancing solicitor in Little Oakley on the Lloyds TSB Bank panel. Please note that the law firms that we work with do not pay us commission if you instruct them and are authorised and regulated by the Solicitors Regulation Authority who regulate all conveyancing solicitors in Little Oakley. In utilising the find a conveyancing solicitor tool on this site, you can compare fees for conveyancing solicitors in Little Oakley and beyond.
Back In 2004, I bought a leasehold house in Little Oakley. Conveyancing and Nottingham Building Society mortgage are in place. I have received a letter from someone claiming to own the freehold. Attached was a demand for arrears of ground rent dating back to 1995. The conveyancing practitioner in Little Oakley who acted for me is not around. Any advice?
First contact the Land Registry to be sure that this person is indeed the new freeholder. You do not need to instruct a Little Oakley conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I bought a leasehold flat in Little Oakley, 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 flats in Little Oakley with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 yearly. The lease expires on 21st October 2071
With 52 years remaining on your lease the likely cost is going to span between £29,500 and £34,000 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before seeking the advice of a professional.
New build sellers have suggested I use a conveyancing practitioner and I've sought a quote from them. It's nearly £300 cheaper than my family Little Oakley conveyancing practitioner. Should I use them?
Housebuilders often have lists of conveyancers who are quick and who know the seller’s paperwork and lawyer. As many developers offer an incentive to use a preferred property lawyer for this reason, any increased fees can be avoided and a builder will not put forward a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange within a tight deadline. The argument for not opting for the recommended conveyancer is that they may be unwilling to fight for your interests at the risk of alienating the sellers. Where you have concerns that this may be the case you should stick with your local Little Oakley lawyer.