We were about to instruct a conveyancing solicitor in Thornaby recommended by you but have come across alternative estimates via the web seem less pricey – how come?
One can find plenty of conveyancers marketing theoretically looks to be very low prices. We suggest that you give due consideration as to how much you respect your own move to want to take 'cheap' risks with regard to the standard of the legal work. Many of them accentuate a cheap fee to catch your eye but plant extra costs in the fine print..
My wife and I intend to remortgage our penthouse in Thornaby with Lloyds. We have a son 19 who lives with us. Our solicitor requested us to identify any adults other than ourselves who lives in the flat. Our lawyer has now e-mailed a document for our son to sign, waiving any legal rights in the event that the apartment is repossessed. I have two questions (1) Is this document specific to the Lloyds conveyancing panel as he never had to sign this form when we bought 3 years ago (2) In signing this form is our son in any way compromising his right to inherit the property?
First, rest assured that your Lloyds conveyancing panel solicitor is doing the right thing as it is established procedure for any occupier who is aged 17 or over to sign the necessary Consent Form, which is purely to state that any rights he has in the property are postponed and secondary to Lloyds. This is solely used to protect Lloyds if the property were re-possessed so that in such circumstances, your son would be legally obliged to leave. It does not impact your son’s right to inherit the apartment. Please note that if your son were to inherit and the mortgage in favour of Lloyds had not been discharged, he would be liable to take over the loan or pay it off, but other than that, there is nothing stopping him from keeping the property in accordance with your will or the rules of intestacy.
My partner and I are selling our home in Thornaby and the buyers lawyers are claiming that there is a risk of it being constructed land that was not decontaminated. Any local conveyancer would know this is not the case. For the life of me I don't know why the purchasers are using a nationwide conveyancing practice as opposed to a conveyancing solicitor in Thornaby. We have lived in Thornaby for six years we know of no issue. Do we contact our local Authority to get confirmation that there is no issue.
It would appear that you have a conveyancing lawyer currently acting for you. What do they say? You should check with 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 sickness)
I decided to have a survey carried out on a house in Thornaby ahead of retaining lawyers. I have been told that there is a flying freehold overhang to the house. The surveyor advised that some mortgage companies will refuse to give a mortgage on such a house.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. Should you wish to telephone us we can look into this further via the appropriate lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Thornaby. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Thornaby to see if the conveyancing will be more expensive.
I have just appointed agents to market my basement flat in Thornaby. Conveyancing lawyers have not yet been instructed, but I have recently received a quarterly service charge demand – Do I pay up?
It best that you discharge the maintenance contribution as usual because all rents and maintenance invoices should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a studio flat in Thornaby, conveyancing was carried out in 2004. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Thornaby with a long lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ceases on 21st October 2095
With only 76 years remaining on your lease the likely cost is going to span between £8,600 and £9,800 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide the actual costs without more detailed due diligence. You should not use the figures 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 placing reliance on this information before getting professional advice.