I have been referred to a conveyancing solicitor in Lyneham. I I am struggling to find out if they are on the Nottingham Building Society conveyancing panel. Can you advise?
You should phone your lawyer and ask them whether they are on the lender panel. Alternatively please call Nottingham Building Society who may be able to confirm.
Can I be sure that the Lyneham conveyancing solicitor on the TSB panel is any good?
When it comes to conveyancing in Lyneham getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advocate that you speak with the solicitor conducting your transaction.
I recently had an offer accepted on a house in Lyneham. My financial adviser pressured me to appoint their solicitor. I paid an on account payment of £225. Soon after, the conveyancer called me embarrassingly acknowledging that they were not on the Yorkshire BS conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Yorkshire BS panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
After what feels like an age I have had an offer on an apartment in Lyneham agreed to, but there is a chain. The sellers have offered on somewhere, but it’s not yet agreed to, and are looking at other flats in the pipeline. I have selected a nearby conveyancing solicitor in Lyneham. What should be my next step? At what point do I apply for the mortgage with Barclays?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs prematurely (home loan application is approx £1k, then valuation, Lyneham conveyancing search fees, etc). First, you should ensure that your conveyancing practitioner is on the Barclays approved list. Regarding the subsequent phase this very much depends on the uniqueness of your transaction, attraction to the property and on the state of the market. In a rising market many buyers would apply for a home loan with Barclays and arrange for the valuation and only if it comes back ok would they request their conveyancer to press on with searches.
Are there restrictive covenants that are commonly identified during conveyancing in Lyneham?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the process of conveyancing in Lyneham. 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…’
I have been on the look out for a ground for flat up to £235,500 and identified one near me in Lyneham I like with a park and station in the vicinity, however it's only got 61 years unexpired on the lease. I can't really find anything else in Lyneham suitable, so just wondered if I would be making a mistake purchasing a short lease?
Should you require a home loan the remaining unexpired lease term will be problematic. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for a minimum of twenty four months you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer concerning this matter.
My wife and I purchased a leasehold flat in Lyneham. Conveyancing and Leeds Building Society mortgage are in place. I have received a letter from someone claiming to own the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1992. The conveyancing solicitor in Lyneham who previously acted has long since retired. Any advice?
The first thing you should do is make enquiries of HMLR to be sure that this person is indeed the new freeholder. It is not necessary to instruct a Lyneham conveyancing firm to do this as you can do this on the Land Registry website for less than a fiver. You should note that in any event, even if this is the legitimate landlord, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I own a 1 bedroom flat in Lyneham, conveyancing was carried out November 2005. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding flats in Lyneham with over 90 years remaining are worth £260,000. The ground rent is £45 invoiced annually. The lease comes to an end on 21st October 2093
You have 74 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.