I am hoping to move into my new home in Blakeney next Monday. I have now been asked to send a copy of my building insurance schedule by my solicitor as as she informs me that she is duty bound to validate that it is in order for the bank. What risks does the lender expect the insurance to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 instructions. These requirements are not specific to conveyancing in Blakeney.
We are purchasing a victorian detached house in Blakeney. We would like to an extension at the rear at the property.Will the conveyancing process involve investigations to see if these works are permitted?
Your solicitor should review the deeds as conveyancing in Blakeney will sometimes reveal restrictions in the title deeds which prevent categories of changes or need the consent of another owner. Certain extensions call for local authority planning permissions and approval in compliance with building regulations. Many locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. You should check these things with a surveyor ahead of any purchase.
is it true that all Blakeney solicitor practices on the Lloyds conveyancing panel are overseen by the SRA?
As a firm of solicitors, in order to be on the Lloyds approved list of solicitors they would need to be overseen by the SRA. Many lenders do list licenced conveyancers on their panel and in that case the firms would be governed by the CLC.
We are getting a further advance on our mortgage from Bank of Ireland as we intend to conduct renovations to our house in Blakeney. Are we obliged to select a local Blakeney solicitor on the Bank of Ireland conveyancing panel to deal with the legals?
Bank of Ireland would not normally instruct firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Bank of Ireland list.
Should commercial conveyancing searches disclose impending roadworks that could impact a commercial estate in Blakeney?
Its becoming the norm that commercial conveyancing solicitors in Blakeney will execute a SiteSolutions Highways report as it dramatically cuts the time that conveyancers invest in sourcing accurate data on highways that impact buildings and development assets in Blakeney. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Blakeney.
For each commercial conveyancing transaction in Blakeney it is crucial to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately can cause delays to Blakeney commercial conveyancing transactions as well as pose a risk to future plans for the site. These searches are not ordered for domestic conveyancing in Blakeney.
I opted to have a survey completed on a house in Blakeney before retaining solicitors. I have been advised that there is a flying freehold element to the property. My surveyor advised that some lenders will not issue a loan on this type of house.
It varies from the lender to lender. Bank of Scotland has different instructions from Nationwide. If you e-mail us we can check via the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Blakeney. Conveyancing may be slightly more expensive based on your lender's requirements.
Having checked my lease I have discovered that there are only 62 years remaining on my lease in Blakeney. I am keen to extend my lease but my freeholder is absent. What should I do?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. You will be obliged to prove that you have used your best endeavours to track down the freeholder. For most situations a specialist would be helpful to try and locate and prepare a report which can be accepted by the court as proof that the landlord is indeed missing. It is wise to seek advice from a property lawyer both on devolving into the landlord’s absence and the vesting order request to the County Court covering Blakeney.
I invested in buying a studio flat in Blakeney, conveyancing formalities finalised August 2006. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar properties in Blakeney with over 90 years remaining are worth £195,000. The ground rent is £45 levied per year. The lease finishes on 21st October 2086
You have 63 years unexpired the likely cost is going to span between £16,200 and £18,600 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
We are in the process of acquiring a property in Blakeney. Can our conveyancer have the amount we are are buying for private from the likes of Zoopla. what can I do to make sure this is not noted?
HM Land Registry as a matter of law required to note price sold data on the official title for domestic properties nationwide including homes in Blakeney. The register of title is a public document, so the Land Registry would be breaking the law if they did not permit access to the register.
You can make a request of HMLR to hide the amount paid data however the answer would be a No.