When it comes to mortgage companies such as Virgin Money, do Dunnington property lawyers have to pay a fee to be on the list of approved solicitors?
We are not aware of any mortgage company fees to be on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel application.
How can we tell if a Dunnington conveyancing solicitor on the Principality panel is any good?
When it comes to conveyancing in Dunnington obtaining recommendations is a sensible 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 suggest that you speak with the solicitor conducting your transaction.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Dunnington solicitor on the Barclays panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I am downsizing from our property in Dunnington and according to the buyers it appears that there is a risk of it being built on contaminated land. Any high street Dunnington conveyancer would know that there is no such problem. It does beg the question why the buyers are using a web based conveyancing outfit rather than a conveyancing solicitor in Dunnington. We have lived in Dunnington for six years we know that this is a non issue. Do we get in touch with our local Authority to seek clarification need.
It sounds as though you may have a conveyancing solicitor already. What do they say? 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)
The deeds to our home can not be found. The conveyancers who handled the conveyancing in Dunnington 4 years ago are no longer around. What do I do?
As long as the title is registered the details of your ownership will be evidenced by the Land Registry under a Title Number. It is easy to execute a search at the Land Registry, identify your property and obtain up to date copies of the Registered Entries for less than a fiver. If the title is Leasehold then the Land Registry will also normally hold a certified copy of the Registered Lease and again, a copy can be retrieved for twenty pounds.
Due to the advice of my in-laws I had a survey completed on a house in Dunnington before appointing lawyers. I have been told that there is a flying freehold aspect to the property. Our surveyor advised that some lenders tend refuse to grant a mortgage on such a premises.
It depends who your proposed lender is. HSBC has different instructions from Birmingham Midshires. Should you wish to call us we can check via the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Dunnington. Conveyancing may be slightly more expensive based on your lender's requirements.
What does commercial conveyancing in Dunnington cover?
Non domestic conveyancing in Dunnington covers a broad range of guidance, supplied by regulated solicitors, relating to business property. By way of example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of tenancies.
There are only 72 years unexpired on my flat in Dunnington. I now wish to extend my lease but my freeholder is missing. What should I do?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to demonstrate that you or your lawyers have done all that could be expected to track down the landlord. For most situations an enquiry agent should be helpful to conduct investigations and to produce an expert document which can be accepted by the court as proof that the freeholder can not be located. It is wise to seek advice from a conveyancer both on investigating the landlord’s disappearance and the application to the County Court covering Dunnington.
I invested in buying a garden flat in Dunnington, conveyancing was carried out in 2008. Can you work out an approximate cost of a lease extension? Equivalent properties in Dunnington with an extended lease are worth £197,000. The ground rent is £55 invoiced every year. The lease ends on 21st October 2081
With just 56 years remaining on your lease we estimate the price of your lease extension to be between £29,500 and £34,000 as well as professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information without first seeking the advice of a professional.