Just contacted my conveyancing solicitor in Great Stanmore who acted for me 18 months ago and wanted a conveyancing quote based on an identical type of house sale & purchase (a leasehold residence and a freehold property) of similar values with a mortgage from Yorkshire Building Society. I am now being quoted double. Should I look for an alternative property lawyer?
The charges seem a little high. Where you are prepared to expend time scrutinising quotes you might get the conveyancing a bit cheaper by say £125. On the other hand, assuming were happy with the conveyancing the firm provided you couldlive to regret choosing an an unknown conveyancer. Don't forget to be sure the solicitor can act for Yorkshire Building Society. Do use our search tool to locate a Great Stanmore conveyancing firm on the Yorkshire Building Society conveyancing panel, which can often include conveyancing solicitors in Great Stanmore.
My grandfather passed away last year and as sole heir and executor I was left the property in Great Stanmore. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Nottingham, pay off the mortgage. Is this possible?
Where you intend to re-mortgage then Nottingham will insist on your using a conveyancer on the Nottingham conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Nottingham conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Nottingham mortgage is registered as a charge at the Land Registry.
We are due to move property in July. Should my conveyancing solicitor call the removal company on the completion day. On a separate note, can you recommend a removal company in Great Stanmore. Conveyancing lawyer was organised prior to coming across your site.
On the afternoon of completion you will need to collect the keys from your property agent however this can only occur once the previous owners conveyancers confirm to the agent that the monies to complete are in and the keys can be released. You will need to advise the removal company that you are ready to move in. As a matter of policy we do not recommend a particular removal company but can help you choose a conveyancing in Great Stanmore or a firm with expertise in conveyancing in Great Stanmore.
My husband and I have organised a further advance on our home loan from UBS as we wish to carry out improvements to our property in Great Stanmore. Do we need to choose a nearby Great Stanmore solicitor on the UBS conveyancing panel to handle the legals?
UBS would not normally instruct firms on their conveyancing panel to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the UBS conveyancing panel.
I have instructed a Great Stanmore solicitor having made sure that they are on the Skipton conveyancing panel. Does my lawyer arrange the survey of the property?
Skipton will need an independent valuation of the property. Your lawyer will not arrange this. Usually Skipton will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Great Stanmore postcode. As you are getting a mortgage with Skipton, you could contact them to see if they have a list of approved surveyors in Great Stanmore.
I've recently found out that there is a flying freehold issue on a house I put an offer in a fortnight ago in what was supposed to be a straight forward, no chain conveyancing. Great Stanmore is the location of the property. Can you offer any guidance?
Flying freeholds in Great Stanmore are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Great Stanmore you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Stanmore may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold residence.
How does the Landlord & Tenant Act 1954 affect my commercial property in Great Stanmore and how can your lawyers assist?
The particular law that you refer to provides security of tenure to commercial lessees, granting the a statutory right to make a request to court for a continuation of occupancy when the lease comes to an end. There are certain specified grounds that a landlord can refrain from granting a lease renewal and the rules are complex. We are happy to direct you to commercial conveyancing practices who use the act for protection and assist with commercial conveyancing in Great Stanmore
I wish to let out my leasehold apartment in Great Stanmore. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for their consent?
The lease dictates the relationship between the freeholder and you the flat owner; in particular, it will say if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Great Stanmore do not contain an absolute prevention of subletting – such a provision would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly supplying a duplicate of the sublease.
Following years of negotiations we simply can't agree with our landlord on how much the lease extension should cost for our flat in Great Stanmore. Can we issue an application to the Residential Property Tribunal Service?
Most definitely. We are happy to put you in touch with a Great Stanmore conveyancing firm who can help.
An example of a Lease Extension matter before the tribunal for a Great Stanmore residence is 27B Hillside in February 2010. the resulting premium, all other aspects of the valuation having been agreed between the parties was set at £8,250 This case was in relation to 1 flat. The unexpired term as at the valuation date was 70.25 years.