We are looking to buy a flat and require a conveyancing solicitor in Fleetwood who is on the Principality conveyancing panel. Can you recommend a local solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Principality . We don't recommend any particular firms conducting conveyancing in Fleetwood.
I am considering applying for a Bank of Ireland mortgage for purchase of a new build (under development) in Fleetwood with 70% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for Bank of Ireland ?
There is nothing to stop you using your solicitor, but Bank of Ireland will insist on their interests being represented by a firm on their conveyancing panel. There is greater potential for delays and confusion with an additional lawyer added to the mix, and it will undoubtedly be more expensive too.
How does conveyancing in Fleetwood differ for new build properties?
Most buyers of new build premises in Fleetwood contact us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the premises is completed. This is because new home sellers in Fleetwood tend to acquire the site, 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 conveyancing solicitors 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 Fleetwood or who has acted in the same development.
My husband and I are new on the property ladder - agreed a price, but the estate agent has warned us that the seller will only go ahead if we use their preferred lawyers as they are insisting on a ‘quick sale’. My instinct tells me that we should use a high street solicitor with experience of conveyancing in Fleetwood
We suspect that the seller is unaware of this ultimatum. Should the seller desire ‘a quick sale', alienating a genuine purchaser is going to damage their objectives. Contact the sellers directly and make sure they understand (a)you are serious purchasers (b)you are excited to move forward, with mortgage lined up © you have nothing to sell (d) you intend to proceed fast (e)however you will continue to instruct your own,trusted Fleetwood conveyancing firm - as opposed tothe ones that will provide the estate agent a commission or achieve conveyancing targets demanded by senior management.
My wife and I purchased a leasehold flat in Fleetwood. Conveyancing and Accord Mortgages Ltd mortgage are in place. I have received a letter from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Fleetwood who previously acted has long since retired. Do I pay?
The first thing you should do is contact the Land Registry to be sure that the individual purporting to own the freehold is in fact the new freeholder. There is no need to instruct a Fleetwood conveyancing solicitor to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I am the registered owner of a studio flat in Fleetwood, conveyancing having been completed 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Fleetwood with a long lease are worth £185,000. The average or mid-range amount of ground rent is £65 levied per year. The lease runs out on 21st October 2084
With only 60 years unexpired we estimate the premium for your lease extension to be between £20,000 and £23,000 plus 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 without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues 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 placing reliance on this information before getting professional advice.
My partner and I hope to purchase our first house in Fleetwood. Conveyancing lawyer has been instructed. The financial consultant suggested that a survey is not appropriate as the property was only built 22 years ago.
As the bare minimum you need a Home Buyer's Report. Given the premises was built more than a decade ago the property will not come with a warranty, so you would be well advised not to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report could be sufficient. They will highlight any apparent problems and suggest additional investigation where appropriate. If there are any indications of material issues obtain a comprehensive Building Survey from the beginning.