We see that you have a search directory listing law firms on the HSBC conveyancing panel. Do firms pay you a referral fee if I retain them for our conveyancing in Grasmere?
We are a listing service only for law firms wishing to communicate if they are on the HSBC conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Grasmere.
My stepmother advised me that in buying a property in Grasmere there may be various restrictions affecting the ability to carry out external alterations to a property. Is this right?
There are anumerous of properties in Grasmere which have some sort of restriction or requirement of consent to perform external changes. Part of the conveyancing in Grasmere should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
We have a mortgage agreed in principle with Yorkshire BS. Grasmere conveyancing practitioners were selected. What is the average time that one could expect to receive a mortgage offer from Yorkshire BS?
There is no definitive answer here. Have Yorkshire BS done the valuation? Have you advised Yorkshire BS as to your lawyers' details and checked that your lawyers are on the Yorkshire BS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
I have today made my last payment due on my mortgage with Bank of Ireland. I assume I don't need a Grasmere solicitor on the Bank of Ireland panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Bank of Ireland 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 Bank of Ireland mortgage from the register. Bank of Ireland, 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 Bank of Ireland has sent the Land Registry the discharge electronically, and
- Bank of Ireland has instructed the Land Registry to do so
Should my lawyer be asking questions concerning flooding during the conveyancing in Grasmere.
The risk of flooding is if increasing concern for conveyancers carrying out conveyancing in Grasmere. Some people will buy a house in Grasmere, fully aware that at some time, it may be flooded. However, aside from the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, suitable insurance cover, or dispose of the premises. There are steps that can be taken as part of the conveyancing process to forewarn the purchaser.
Conveyancers are not qualified to offer advice on flood risk, but there are a number of searches that can be carried out by the purchaser or on a buyer’s behalf which should figure out the risks in Grasmere. The conventional set of property information forms supplied to a buyer’s solicitor (where the solicitors are adopting what is known as the Conveyancing Protocol) contains a standard question of the owner to determine if the premises has historically flooded. If the premises has been flooded in past and is not notified by the vendor, then a buyer could bring a legal claim for losses stemming from an inaccurate reply. A purchaser’s solicitors may also conduct an enviro report. This will disclose if there is a recorded flood risk. If so, further inquiries should be made.
Despite weeks of looking the Title Certificate and documents to my home can not be found. The solicitors who conducted the conveyancing in Grasmere 10 years ago are no longer around. What are my options?
Gone are the days when you need to have the physical deeds to evidence that you are the registered proprietor of land or premises, given that the Land Registry hold details of all registered land or property electronically.
What does commercial conveyancing in Grasmere cover?
Non domestic conveyancing in Grasmere incorporates a wide range of services, supplied by regulated solicitors, relating to business premises. For example, this type of conveyancing can cover the sale or purchase of freehold business premises or, more commonly, the assignment of existing leases 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 leases.
Estate agents have just been given the go-ahead to market my garden apartment in Grasmere. Conveyancing has not commenced, but I have just received a half-yearly service charge invoice – should I leave it to the buyer to sort out?
The sensible thing to do is pay the maintenance contribution as you normally would given that all rents and service charges should be apportioned on completion, so you will be reimbursed by the buyer 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. Having a clear account will assist your cause and will leave you no worse off financially.
I acquired a ground floor flat in Grasmere, conveyancing having been completed in 2004. Can you work out an approximate cost of a lease extension? Equivalent flats in Grasmere with an extended lease are worth £176,000. The ground rent is £50 levied per year. The lease ceases on 21st October 2101
You have 80 years left to run the likely cost is going to span between £8,600 and £9,800 plus professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure in the absence of detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information before getting professional advice.