Me and my partner are buying a 3 bedroom apartment in Gorleston with a mortgage. We have a Gorleston lawyer, but the lender advise he's not on their "panel". We have to appoint one of the bank panel solicitors or continue with our Gorleston solicitor as well as pay for one of their panel lawyers to represent them. This feels very unfair; is there anything we can do?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. A further alternative is for your Gorleston conveyancing solicitor to apply to be on the conveyancing panel.
We see that you have a post code search directory identifying solicitors on the Lloyds conveyancing panel. Do firms pay you a commission if I instruct them for our conveyancing in Gorleston?
We are a listing service only for law firms wishing to communicate if they are on the Lloyds conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Gorleston.
What does a local search reveal concerning the house my wife and I purchasing in Gorleston?
Gorleston conveyancing often starts with the ordering local authority searches directly from your local Authority or through a personal search organisations for example Searches UK The local search is essential in every Gorleston conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will reveal data on, amongst other things, details on planning applications relevant to the premises (whether granted or refused), building control history, any enforcement action, restrictions on permitted development, nearby road schemes, contaminated land and radon gas; in all a total of thirteen subject sections.
How does the Landlord & Tenant Act 1954 impact my business offices in Gorleston and how can your lawyers assist?
The 1954 Act affords security of tenure to commercial tenants, giving them the right to make a request to court for a continuation of occupancy at the end of an expired lease. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complicated. We are happy to direct you to commercial conveyancing firms who use the act to your advantage and handle your commercial conveyancing in Gorleston
I need to find a conveyancing solicitor for remortgage conveyancing in Gorleston. I happened to chance upon a web site which appears to be the perfect answer If there is a chance to get all the legals completed via web that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
I’m about to sell my ground floor apartment in Gorleston. Conveyancing is yet to be initiated, however I have just had a yearly maintenance charge invoice – Do I pay up?
The sensible thing to do is discharge the service charge as you normally would given that all rents and maintenance payments will be allotted on completion, so you should recover the relevant percentage by the buyer for the period running from after the completion date to the subsequent invoice date. Most managing agents will not acknowledge the buyer until 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. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a 1st floor flat in Gorleston, conveyancing formalities finalised in 2000. Can you work out an approximate cost of a lease extension? Similar flats in Gorleston with over 90 years remaining are worth £195,000. The average or mid-range amount of ground rent is £45 charged once a year. The lease expires on 21st October 2089
With only 63 years unexpired the likely cost is going to span between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.