I am planning to acquire a house and require a conveyancing solicitor in Thorpe St Andrew who is on the Santander approved. Could you point me in the right direction as regards a conveyancing firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for Santander in certain locations such as Thorpe St Andrew. We dont recommend any particular firm.
What does a local search reveal concerning the house my wife and I buying in Thorpe St Andrew?
Thorpe St Andrew conveyancing often commences with the applying for local authority searches directly from your local Authority or through a personal search organisations such as Xpress Legal The local search plays an important role in many a Thorpe St Andrew conveyancing purchase; that is if you wish to avoid any nasty once you have moved into your new home. The search will provide information on, amongst other things, details on planning applications applicable to the property (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject headings.
Due to the encouragement of my in-laws I had a survey completed on a house in Thorpe St Andrew prior to instructing solicitors. I have been advised that there is a flying freehold aspect to the property. The surveyor advised that some banks will not issue a mortgage on such a home.
It varies from the lender to lender. Lloyds has different instructions for example to Nationwide. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Thorpe St Andrew. Conveyancing may be slightly more expensive based on your lender's requirements.
Can you provide any top tips for leasehold conveyancing in Thorpe St Andrew with the purpose of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Thorpe St Andrew can be avoided where you get in touch lawyers the minute you market your property and request that they start to put together the leasehold documentation which will be required by the purchasers’ solicitors. You believe that you know the number of years left on your lease but it would be wise to double-check by asking your solicitors. A purchaser's conveyancer will not be happy to advise their client to where the remaining number of years is under 75 years. It is therefore essential at an as soon as possible that you identify whether the lease term requires a lease extension. If it does, contact your solicitors before you put your premises on the market for sale. If you have had any disputes with your freeholder or managing agents it is essential that these are settled before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You may need to swallow your pride and discharge any arrears of service charge or settle the dispute prior to the buyers completing the purchase. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is clearly preferable to present the dispute as historic as opposed to unresolved. If you hold a share in a the Management Company, you should make sure that you hold the original share document. Arranging a new share certificate can be a lengthy formality and frustrates many a Thorpe St Andrew conveyancing transaction. If a new share certificate is required, you should approach the company officers or managing agents (where applicable) for this at the earliest opportunity. Some Thorpe St Andrew leases require Licence to Assign from the landlord. If this is the case, it would be prudent to notify your estate agents to make sure that the purchasers obtain financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the purchasers or their lawyers.
I bought a ground floor flat in Thorpe St Andrew, conveyancing having been completed in 2005. How much will my lease extension cost? Comparable properties in Thorpe St Andrew with an extended lease are worth £176,000. The average or mid-range amount of ground rent is £50 yearly. The lease ends on 21st October 2098
With only 79 years left to run the likely cost is going to span between £8,600 and £9,800 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
Is there a reason that Thorpe St Andrew conveyancing costs are higher for leasehold and freehold properties?
If purchasing a leasehold property there is more work involved purely due to the fact that usually there are further parties involved in the form of the freeholder and/or Management Agents. As part of a lawyers enquiries they will check that all ground rent and service charges are paid up to date amongst other general leasehold matters. For this reason, the Sellers lawyers usually have to refer to the freeholder or Managing Agent for their replies to our questions. This may be time consuming and beyond the lawyers control