I am getting a mortgage with Santander. I would like to instruct a Licensed Conveyancer in Coniston. Does the Santander Solicitor panel exclude conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I need some fast conveyancing in Coniston as I am faced with an ultimatum to complete within 3 weeks. Fortunately I do not need a mortgage. Can I avoid the conveyancing searches to save fees and time?
As you are not getting a home loan you have the choice not to have searches carried out although no lawyer would recommend that you don't. Drawing on our experience of conveyancing in Coniston the following are examples of what can show up and therefore affect future saleability: Refused Planning Applications, Overdue Fees, Overdue Grants, Unadopted Roads,...
How does conveyancing in Coniston differ for new build properties?
Most buyers of new build premises in Coniston approach us having been asked by the builder to exchange contracts and commit to the purchase even before the residence is built. This is because builders in Coniston usually buy the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Coniston or who has acted in the same development.
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Coniston I like with amenity areas and station in the vicinity, however it's only got 61 remaining years left on the lease. There is not much else in Coniston in this price bracket, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the shortness of the lease will be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the existing proprietor has owned the property for at least twenty four months you could request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.
I’m about to sell my ground floor flat in Coniston. Conveyancing has not commenced, but I have recently received a quarterly service charge invoice – Do I pay up?
Your conveyancing lawyer is likely to suggest that you should clear the service charge as usual given that all ground rent and maintenance payments should be allotted as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the next payment date. Most management companies will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a 2 bed flat in Coniston, conveyancing having been completed September 2005. Can you give me give me an indication of the likely cost of a lease extension? Comparable properties in Coniston with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease ceases on 21st October 2084
With just 60 years remaining on your lease we estimate the price of your lease extension to be between £20,000 and £23,000 plus professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.
I am due to assess estimates for conveyancing in Coniston from three property lawyer and appoint one. Am I right to get them to sit tight until I I have an offer accepted on a house.
You should wait to request your conveyancer to commence work and submit searches once the offer has been agreed to on the property particularly as Coniston conveyancing searches are costly.