My mortgage broker requires my Blakeney law firm’s panel reference for the Nationwide conveyancing panel. What is the best way to find this out. I have e-mailed my local Blakeney branch but they have not got back to me yet.
You are best placed to get this information from your Blakeney lawyer . Most Blakeney conveyancing practices will retain a file or database of lender panel information which would include, if applicable, their conveyancing panel details for each lender.
A friend pointed out to me me that in purchasing a property in Blakeney there could be a number of restrictions limiting what one can do in terms of external alterations to a property. Is this right?
There are anumerous of properties in Blakeney which have some sort of restriction or requirement of consent to execute external variations. 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.
Is it correct that all Blakeney CQS (Conveyancing Quality Scheme) solicitors are on the Yorkshire BS conveyancing list of approved firms?
A selection of banks and building societies now use CQS as the kick off point for Panel membership such as HSBC and Santander. CQS accreditation however gives no guarantee to lender panel acceptance. That being said,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for solicitor practices wishing to remain on their approved list of firms.
My husband and I have organised a further advance on our mortgage from Virgin Money as we wish to conduct alterations to our property in Blakeney. Are we obliged to appoint a nearby Blakeney solicitor on the Virgin Money conveyancing panel to deal with the legals?
Virgin Money would not normally appoint a member of 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 Virgin Money list.
The estate agent has sent us the confirmation of our purchase of a new build flat in Blakeney. Conveyancing is necessary evil at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Here are examples of a selection of leasehold new build questions that you can expect your new-build leasehold conveyancing in Blakeney
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Please confirm the Lease plans are surveyor prepared. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I am looking for a leasehold apartment up to £245,000 and identified one close by in Blakeney I like with open areas and transport links in the vicinity, the downside is that it only has 51 years unexpired on the lease. There is not much else in Blakeney in this price bracket, so just wondered if I would be making a mistake acquiring a short lease?
If you need a home loan the shortness of the lease will be a potential deal breaker. Discount the price by the anticipated lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you could request that they commence the lease extension formalities and pass it to you. You can add 90 years to the current lease term with a zero ground rent applied. You should consult your conveyancing lawyer about this matter.
I only have Fifty years remaining on my lease in Blakeney. I now wish to get lease extension but my landlord is missing. What are my options?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be lengthened by the Court. You will be obliged to demonstrate that you have used your best endeavours to track down the landlord. On the whole an enquiry agent may be useful to try and locate and prepare an expert document 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 application to the County Court covering Blakeney.
I acquired a leasehold flat in Blakeney, conveyancing formalities finalised May 2008. Can you work out an approximate cost of a lease extension? Comparable flats in Blakeney with an extended lease are worth £196,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease comes to an end on 21st October 2087
With 64 years remaining on your lease the likely cost is going to span between £15,200 and £17,600 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
My mother and father are encountering difficulties in finding their Blakeney property on the HM Land Registry online search facility. They have a vague memory fifty years ago when they purchased the bungalow there were complications concerning the address not being recognised in some systems.
Nearly all properties in Blakeney should be revealed. Have you limited your search to just the postcode. Ordinarily it will reveal all the houses and flats within the postcode. Where recorded it will show up with a title number. If they bought 50 years ago it's conceivable it may be not yet registered. The property may still be revealed but with the title number identified as 'na'. In this scenario you will need to find the original title papers which could be with your parent’s mortgage company.