Is there a search tool that I can use to investigate if the solicitor carrying out my conveyancing in Lymm is on the bank’sconveyancing panel? I am looking to avoid the situation of having one lawyer for me and one for Godiva Mortgages Ltd thus paying £175.00 in another set of conveyancing fees.
Feel free to make use of the find a lender approved solicitor tool on this page. Pick the lender and type ‘Lymm’ or your location and you will be presented with numerous solicitors based in Lymm or by proximity to you.
Are there restrictive covenants that are commonly picked up during conveyancing in Lymm?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Lymm. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Yesterday I discovered that there is a flying freehold element on a property I have offered on last month in what was supposed to be a straight forward, no chain conveyancing. Lymm is where the house is located. Can you shed any light on this issue?
Flying freeholds in Lymm 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 Lymm you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lymm may determine 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 premises.
As co-executor for the will of my grandfather I am selling a residence in Neath but reside in Lymm. My solicitor (who is 300 kilometers from meneeds me to execute a statutory declaration ahead of the transaction finalising. Could you suggest a conveyancing solicitor in Lymm to attest this legal document for me?
strictly speaking you are not likely to be required to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will suffice regardless of whether they are Lymm based
Last February I purchased a leasehold house in Lymm. Am I liable to pay service charges for periods before completion of my purchase?
Where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I inherited a garden flat in Lymm, conveyancing having been completed in 2011. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Lymm with an extended lease are worth £222,000. The ground rent is £50 levied per year. The lease comes to an end on 21st October 2090
With 70 years left to run the likely cost is going to range between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on 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 considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information before getting professional advice.