My wife and I are soon to exchange buying a property in Frogmore but as a result of damage from the recent storms I have managed to agree compensation from the seller of three thousand pounds taking the form of a deduction in the price. I had intended this to be addressed as part of a side agreement but Skipton are not allowing this. Should they have been informed?
Any conveyancing practitioner being on a Skipton approved list is obliged to inform Skipton of any changes to the sale price. If you were to refuse your property lawyer to report the price change to Skipton then they would have to discontinue acting for you. In addition, Skipton and you would have to appoint a new conveyancer for your conveyancing in Frogmore.
It is is a decade since I bought my home in Frogmore. Conveyancing lawyers have now been retained on the sale but I can't track down my title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be with your lender or they could be in the possession of the lawyers who oversaw your purchase. Secondly the chances are that the title will be registered at the land registry and you will be able to establish that you own the property by your conveyancing solicitors acquiring current official copies of the land registers. The vast majority of conveyancing in Frogmore relates to registered property but in the unlikely event that your home is unregistered it is more tricky but is resolvable.
We are planning to buy with Melton Mowbray Building Society. We have called around locally yet cant to find a Frogmore conveyancing firm on the Melton Mowbray Building Society approved list. Can you help?
You should take advantage of the search tool on this web page. Please choose the lender and type Frogmore or your location and you will discover numerous solicitors based in Frogmore or near you.
I can see plenty of here about conveyancing in Frogmore but what is your top tip for finding the right conveyancer in Frogmore
It would be unwise to be seduced by the lowest Frogmore conveyancing costs illustration. You really do get what you’re paying for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you know exactly what you’ll have to pay in ahead of the deal.
When it comes to mortgage companies such as Barclays, do Frogmore conveyancing practitioners face a fee to be on the list of approved solicitors?
We are unaware of any lender fees to register on their panel, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
I have today made my last payment due on my mortgage with RBS. I assume I don't need a Frogmore property lawyer on the RBS panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your RBS 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 RBS mortgage from the register. RBS, 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 RBS has sent the Land Registry the discharge electronically, and
- RBS has instructed the Land Registry to do so
Over the last few months I have been searching for a ground for flat up to £235,500 and identified one near me in Frogmore I like with a park and railway links nearby, however it's only got 49 years on the lease. There is not much else in Frogmore in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
If you need a home loan the shortness of the lease will likely be problematic. Reduce the offer by the amount the lease extension will cost if not already taken into account. If the current owner has owned the premises for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should consult your conveyancing solicitor regarding this matter.
I have recently realised that I have Sixty One years unexpired on my lease in Frogmore. I now wish to extend my lease but my landlord is absent. What options are available to me?
On the basis that 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 mean that your lease can be lengthened by the magistrate. You will be obliged to prove that you have used your best endeavours to find the landlord. In some cases a specialist may be useful to conduct investigations and prepare an expert document which can be used as evidence that the freeholder can not be located. It is advisable to get professional help from a solicitor in relation to proving the landlord’s disappearance and the vesting order request to the County Court overseeing Frogmore.
I own a studio flat in Frogmore, conveyancing having been completed November 2007. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Frogmore with a long lease are worth £206,000. The ground rent is £45 per annum. The lease finishes on 21st October 2091
You have 67 years remaining on your lease we estimate the price of your lease extension to range between £10,500 and £12,000 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply the actual costs in the absence of comprehensive due diligence. Do 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 want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.