Can the conveyancing lawyers listed on your site conduct auction conveyancing in Lowestoft?
We know of a number of niche lawyers we can connect you with those who can conduct auction conveyancing. Lowestoft is just one of the many areas of in which our lawyers cover.
We are getting a further advance on our mortgage from TSB as we want to carry out renovations to our house in Lowestoft. Are we obliged to choose a high street Lowestoft solicitor on the TSB conveyancing panel to handle the legals?
TSB would not normally appoint firms on their conveyancing panel to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the TSB list.
I am due to exchange contracts on my house. I had a double glazing fitted in November 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Yorkshire BS are being a right pain. The Lowestoft solicitor who is on the Yorkshire BS conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Yorkshire BS are requiring a building regulation certificate. Why do Yorkshire BS have a conveyancing panel if they don't accept advice from them?
It is probably the case that Yorkshire BS have referred the matter to their valuer. The reason why Yorkshire BS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
At last I have had an offer on an apartment in Lowestoft agreed to, the vendors do however have a connected purchase. The vendors have offered on a flat, however it’s not been accepted yet, and are looking at other apartments in the pipeline. I have selected a local conveyancing solicitor in Lowestoft. What should be my next step? When do I get the mortgage application with Virgin Money going?
It is usual to have apprehensions where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is in the region of £1k, then valuation, Lowestoft conveyancing search costs, etc). The first thing to do is ensure that your conveyancer is on the Virgin Money conveyancing panel. Regarding the next phase this very much depends on the specifics of your transaction, motivation for the property and on the state of the market. In a hot market many home buyers will apply for the mortgage with Virgin Money and pay for the valuation and only if it comes back ok would they ask their lawyer to press on with searches.
Just had an offer accepted on a new build apartment in Lowestoft. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lowestoft
Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
In my capacity as executor for the estate of my grandmother I am disposing of a house in Cardiff but live in Lowestoft. My lawyer (who is 260 miles awayhas requested that I execute a stat dec prior to completion. Can you recommend a conveyancing solicitor in Lowestoft who can attest and place their company stamp on the document?
strictly speaking you are unlikely to need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will do regardless of whether they are located in Lowestoft
What advice can you give us when it comes to choosing a Lowestoft conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for lease extension works (regardless if they are a Lowestoft conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of conveyancing. We advise that you make enquires with two or three firms including non Lowestoft conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be useful:
Can they put you in touch with clients in Lowestoft who can give a testimonial? How many lease extensions has the firm carried out in Lowestoft in the last twenty four months?
Leasehold Conveyancing in Lowestoft - Sample of Queries Prior to Purchasing
The best form of lease arrangement is a share of the freehold. In this arrangement the lessees enjoy control and notwithstanding that a managing agent is often retained if it is bigger than a house conversion, the managing agent retained by the leaseholders. You should be aware if it is no more than 80 years it will have adverse implications on the marketability of the flat. Check with your lender that they are content with the length of the lease. Leases with fewer than 80 years remaining means that you will almost definitely have to extend the lease sooner rather than later and you need to have some idea of what this will be. For most Lowestoftlease extensions you will need to own the property for two years before you are entitled to extend the lease. What is the service charge and ground rent on the apartment?