Some advice if I may. My Newbiggin By The Sea conveyancer is informing me me that he has toconduct Newbiggin By The Sea conveyancing searches stemming from the fact thatthe firm are on the Santandersolicitor panel. Is this really necessary?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a mortgage company your lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your property lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the Council of Mortgage Lenders’ Handbook provisions . Even if you were a cash buyer you would be ill advised not to carry out Newbiggin By The Sea conveyancing searches.
My wife and I are selling our house in Newbiggin By The Sea and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. Any high street Newbiggin By The Sea conveyancer would know that there is no such problem. It does beg the question why the buyers used an internet conveyancing firm as opposed to a conveyancing solicitor in Newbiggin By The Sea. We have lived in Newbiggin By The Sea for 4 years we know of no issue. Should we get in touch with our local Authority to obtain clarification that the buyers are looking for.
It would appear that you have a conveyancing lawyer currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
Due to the guidance of my in-laws I had a survey completed on a house in Newbiggin By The Sea in advance of instructing lawyers. I have been told that there is a flying freehold element to the house. My surveyor advised that some mortgage companies will not grant a loan on a flying freehold home.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Newbiggin By The Sea. Conveyancing may be slightly more expensive based on your lender's requirements.
What tools are available to locate a Newbiggin By The Sea solicitor on the Bank of Ireland conveyancing panel? I am a keen cyclist and am happy to travel upto 25miles to meet the lawyer.
You can use the tool on this page. Please choose the lender and your location and you will see a number of Newbiggin By The Sea conveyancing lawyers based on proximity. We have listed some Newbiggin By The Sea conveyancing firms at the bottom of this page and you can contact them to see if they are on the Bank of Ireland panel
I work for a long established estate agency in Newbiggin By The Sea where we have witnessed a few leasehold sales jeopardised due to leases having less than 80 years remaining. I have been given contradictory information from local Newbiggin By The Sea conveyancing firms. Could you shed some light as to whether the owner of a flat can initiate the lease extension process for the buyer?
Provided that the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
Alternatively, it may be possible to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I inherited a 1st floor flat in Newbiggin By The Sea, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Corresponding properties in Newbiggin By The Sea with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease ceases on 21st October 2069
With just 50 years left to run we estimate the price of your lease extension to span between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.