I am in need of a property lawyer. Should I go for for an online conveyancer or a local Blakeney conveyancing solicitor?
On the whole conveyancing practitioners in your location will have good connections with your local authority, which can help with your Blakeney conveyancing searches that your conveyancer will require. It also helps if they enjoy good connections with the Local Land Registry Office your area Blakeney, other conveyancers in the neighbourhood and Blakeney property agents.
We are getting closer to an exchange on a flat in Blakeney and my mum and dad have transferred the 10% deposit to my property lawyer. I am now informed that as the deposit has not come from me my lawyer needs to make a notification to my bank. I am advised that, in also acting for the mortgage company he must inform them that the balance of the purchase price is coming from anyone other than me. I informed the lender regarding my parents' contribution when I applied for the home loan, so is it really necessary for him to raise this?
Your property lawyer is legally required to clarify with lender to ensure that they understand that the balance of the purchase price is not from your own funds. Your solicitor can only reveal this to your lender if you agree, failing which, your lawyer must cease to continue acting.
My father advised me that in buying a property in Blakeney there could be a number of restrictions as to what one can do in terms of external changes to the property. Is this right?
There are anumerous of properties in Blakeney which have some sort of restriction or requirement of consent to execute external changes. Part of the conveyancing in Blakeney should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I have been told by my solicitor that lack of building regulations insurance is needed on my purchase. What is the typical level of cover needed for conveyancing in Blakeney?
The right level of lack of building regulations indemnity insurance depends on your lender. It would differ for example between Nationwide Building Society and Barnsley Building Society. Conveyancing practitioners as opposed to borrowers take out such policies.
Can I be sure that the Blakeney conveyancing solicitor on the Leeds Building Society panel is any good?
When it comes to conveyancing in Blakeney getting recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your transaction.
My wife and I are selling our home in Blakeney and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Blakeney lawyer would know this is not the case. It does beg the question why the buyers used a national conveyancing firm rather than a conveyancing solicitor in Blakeney. We have lived in Blakeney for many years we know of no issue. Should we contact our local Authority to obtain clarification need.
It sounds as though you may have a conveyancing firm already. Are they able to advise? 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 sickness)
Over the last few months I have been searching for a flat up to £195,000 and found one close by in Blakeney I like with open areas and transport links in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Blakeney in this price bracket, so just wondered if I would be making a grave error acquiring a lease with such few years left?
If you require a home loan that many years will likely be problematic. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the current proprietor has owned the property for a minimum of 2 years you may ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease with a zero ground rent applied. You should speak to your conveyancing lawyer concerning this matter.
If all goes to plan we aim to complete our sale of a £225,000 garden flat in Blakeney on Monday in a week. The managing agents has quoted £336 for Certificate of Compliance, insurance certificate and 3 years service charge statements. Is the landlord entitled to charge exorbitant fees for a leasehold conveyance in Blakeney?
Blakeney conveyancing on leasehold maisonettes normally results in fees being levied by managing agents :
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Completing pre-contract enquiries
Where consent is required before sale in Blakeney
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I bought a 1st floor flat in Blakeney, conveyancing was carried out half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Corresponding flats in Blakeney with a long lease are worth £222,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2095
With just 71 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.