Some advice if I may. My North Ferriby lawyer is assuring me that he is legally obliged toconduct North Ferriby conveyancing searches resulting from the fact thatthe firm are on the Virgin Moneyconveyancing panel. Do I not have a choice here?
Unfortunately both you and your lawyer have little choice here. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your lender’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 North Ferriby conveyancing searches.
I have been recommended a conveyancing solicitor in North Ferriby. I need to find out whether they are on the Alliance & Leicester approved list of lawyers. Can you help?
You should call your lawyer and enquire whether they can act for the bank. Otherwise you should get in touch with Alliance & Leicester who may be able to help.
I am intent on selling our property in North Ferriby and according to the buyers it appears that there is a possibility that the property was constructed land that was not decontaminated. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers are using a national conveyancing practice as opposed to a conveyancing solicitor in North Ferriby. Having lived in North Ferriby for 5 years we know that this is a non issue. Is it a good idea to get in touch with our local Authority to get clarification that the buyers are looking for.
It sounds as though you may have a conveyancing firm already. What do they say? You should 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 life insurance to cover that same illness)
I decided to have a survey done on a house in North Ferriby prior to instructing solicitors. I have been told that there is a flying freehold overhang to the property. My surveyor has said that some lenders will not issue a mortgage on this type of home.
It depends who your proposed lender is. HSBC has different instructions for example to Nationwide. Should you wish to telephone us we can investigate further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in North Ferriby. Conveyancing will be smoother if you use a solicitor in North Ferriby especially if they regularly deal with such properties in North Ferriby.
Having had my offer accepted I require leasehold conveyancing in North Ferriby. Before diving in I want to be sure as to the number of years remaining on the lease.
Assuming the lease is recorded at the land registry - and 99.9% are in North Ferriby - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I inherited a basement flat in North Ferriby, conveyancing having been completed 3 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable flats in North Ferriby with an extended lease are worth £176,000. The ground rent is £50 per annum. The lease runs out on 21st October 2101
With only 80 years unexpired the likely cost is going to be between £7,600 and £8,800 as well as legals.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more comprehensive due diligence. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.