If you had a top tip for selecting a conveyancing solicitor in Littleover what would it be?
It would be unwise to be tempted by the cheapest Littleover conveyancing fees. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in advance.
Have just purchased a repossessed house at auction in Littleover. Conveyancing is required. What happens now?
Now that you have exchanged you will need to hire the services of a conveyancing solicitor soon as you are faced with a tight deadline in which to complete the purchase. All auction property will ordinarily have an associated auction set of papers. This should include evidence of title and search results. In the case of leasehold premises the legal papers may contain a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to a leasehold property. You must pass this on to the lawyer instructed by you as soon as possible. Do make sure that that you have the requisite funding in order to complete the transaction on the set completion date.
I can not work out if my mortgage offer obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Littleover building society branch on a couple of occasions and was told it does not impact the mortgage offer and they will lend. My Littleover conveyancing solicitor - who is on the lender conveyancing panel- called to say that they refuse to lend in accordance with their specific requirements. Who do I believe?
Provided that the property lawyer is on the mortgage company panel, they must comply with the CML Handbook specifications for the lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
My wife and I have a terraced Georgian house in Littleover. Conveyancing solicitor acted for me and Barclays Direct. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, another for leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Littleover and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing solicitor who conducted the purchase.
I've recently found out that there is a flying freehold element on a house I put an offer in last month in what was supposed to be a straight forward, no chain conveyancing. Littleover is where the house is located. Can you shed any light on this issue?
Flying freeholds in Littleover are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Littleover you would need to get your solicitor to go through the deeds diligently. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Littleover may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
We're FTB’s - agreed a price, yet the property agent has warned us that the owners will only move forward if we instruct their preferred lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a family conveyancer used to conveyancing in Littleover
We suspect that the owner is unaware of this request. Should the seller desire ‘a quick sale', taking such a hostile approach to a serious buyer is going to damage their objectives. Contact the vendors directly and make sure they understand (a)you are keen to buy (b)you are ready to progress, with finances arranged © you have nothing to sell (d) you wish to move quickly (e)but you intend to instruct your own,trusted Littleover conveyancing lawyers - not the ones that will provide their negotiator at the agency a referral fee or meet his conveyancing targets pre-set by corporate headquarters.
My fiance and I may need to rent out our Littleover basement flat temporarily due to a new job. We instructed a Littleover conveyancing practice in 2003 but they have closed and we did not have the foresight to get any advice as to whether the lease permits subletting. How do we find out?
Some leases for properties in Littleover do contain a provision to say that subletting is only allowed with permission. The landlord is not entitled to unreasonably withhold but, in such cases, they would need to see references. Experience suggests that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting permission.
I invested in buying a 1st floor flat in Littleover, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Littleover with over 90 years remaining are worth £191,000. The ground rent is £55 levied per year. The lease ends on 21st October 2076
With 54 years remaining on your lease we estimate the premium for your lease extension to be between £32,300 and £37,400 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more detailed due diligence. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.