How up to date is your database of Aigburth solicitors on the Virgin Money conveyancing panel? Do Virgin Money send you an updated list?
Aigburth conveyancing firms themselves provide us confirmation that they are on the Virgin Money conveyancing panel as opposed to being supplied with a list from Virgin Money directly.
Me and my partner are purchasing a property in Aigburth. I might seem paranoid but how we can trust a solicitor? On completion day we have to send our life savings into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
We are purchasing a detached bungalow in Aigburth. We would like to carry out a loft conversion at the property.Will legal conveyancing on the property include enquiries to see if these alterations were previously refused?
Your conveyancer will review the registered title as conveyancing in Aigburth can occasionally reveal restrictions in the title deeds which prohibit certain works or necessitated the permission of another owner. Many works call for local authority planning consent and approval in accordance building regulations. Certain areas are designated conservation areas and special planning restrictions apply which often prevent or impact extensions. You should check these issues with a surveyor ahead of any purchase.
Is it correct that all Aigburth CQS (Conveyancing Quality Scheme) solicitors are on the UBS conveyancing list of approved practices?
It is true that some banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS membership however gives no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
My friend advised me that if I am purchasing in Aigburth I should ask my conveyancer to carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually included in the estimate for your Aigburth conveyancing searches. It is a large document of about 40 pages, listing and setting out important information about Aigburth around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime statistics, Aigburth Education with plans and statistics, Local Amenities and other useful data concerning Aigburth.
How do I use the search app to choose a conveyancing lawyer in Aigburth on the panel for my bank?
Step one is to choose a mortgage company such as Accord Mortgages Ltd, Norwich and Peterborough Building Society or Godiva Mortgages Ltd then type in your preferred area e.g. Aigburth. Conveyancing firms in Aigburth and beyond should be shown.
Back In 2001, I bought a leasehold house in Aigburth. Conveyancing and Lloyds TSB Bank mortgage organised. A letter has just been received from someone claiming to own the reversionary interest in the property. Attached was a demand for arrears of ground rent dating back to 1993. The conveyancing practitioner in Aigburth who acted for me is not around. Do I pay?
The first thing you should do is make enquiries of HMLR to be sure that the individual purporting to own the freehold is in fact the new freeholder. It is not necessary to incur the fees of a Aigburth conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. You should note that regardless, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I acquired a leasehold flat in Aigburth, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Aigburth with over 90 years remaining are worth £181,000. The ground rent is £55 charged once a year. The lease finishes on 21st October 2076
With only 51 years left to run we estimate the premium for your lease extension to range between £30,400 and £35,200 as well as professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information before getting professional advice.
We own a leasehold flat in Aigburth. Conveyancing was finished in last year. I have been told that I mustn’t allow the lease length get too low. Why is that a problem?
Aigburth domestic long term leases are for a fixed period - often 99 years when they are first granted. However many flats in Aigburth were built or converted 25 or more years ago and so these leases now have under eighty years unexpired. This may seem like plenty of time but Banks, Building Societies and other mortgage lenders tend to need leases to have at least 75 years unexpired to adequate security. Accordingly when you come to sell the property you will need a lease extension if you are getting close to 75 years. To enhance the marketability of your property you should be considering whether or not to extend your lease long before you come to sell it. There are also strong financial reasons to taking action before the lease hits eighty years as when the lease is less than eighty years the premium to be paid to extend starts to increase.