Please help. My Great Yarmouth conveyancer is assuring me that he is legally obliged toorder Great Yarmouth conveyancing searches due to the fact thatthe firm are on the Virgin Moneysolicitor panel. Do I not have a choice here?
You have limited options available to you. Given that you are taking out a loan with a bank your property lawyer has to comply with their conditions as set out in their version of the CML Conveyancing Handbook. Your lawyer would have previously signed the Terms and Conditions of your bank’s conveyancing panel appointment which obliges them to follow the CML Handbook requirements . Even if you were a cash buyer you would be ill advised not to carry out Great Yarmouth conveyancing searches.
It has been four months following my purchase conveyancing in Great Yarmouth took place. I have checked the Land Registry site which shows that I paid £175,000 when infact I paid £180,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
Due to the advice of my in-laws I had a survey completed on a property in Great Yarmouth in advance of appointing solicitors. I have been advised that there is a flying freehold overhang to the house. My surveyor advised that some lenders may not issue a loan on such a premises.
It depends who your proposed lender is. Lloyds has different instructions for example to Nationwide. If you call us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Great Yarmouth. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Great Yarmouth to see if the conveyancing will be more expensive.
In scouring the web for the words cheap conveyancing in Great Yarmouth it shows results of numerous property lawyersin the area. With so much choice what is the best way to find the right property lawyer for me?
The best way of seeking a suitable conveyancer is via trusted testimonial, so enquire of colleagues and those you trust who have purchased a property in Great Yarmouth or the local estate agent or financial adviser. Costs for conveyancing in Great Yarmouth vary, so it's advisable to obtain at least four fee estimates from different property lawyers. Make sure that you clarify that the fees are fixed.
I am employed by a reputable estate agent office in Great Yarmouth where we have witnessed a number of flat sales derailed as a result of short leases. I have received inconsistent advice from local Great Yarmouth conveyancing solicitors. Could you confirm whether the owner of a flat can instigate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the proposed purchaser need not have to wait 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
An alternative approach is to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
Leasehold Conveyancing in Great Yarmouth - Sample of Queries before buying
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How is the lease structured? It would be sensible to find out as much as possible about the managing agents as they can either make living at the property much simpler or problematic. Being a leasehold owner you are frequently in the clutches of the managing agents both financially and when it comes to day to day issues like the tidiness of the common parts. Ask prospective neighbours what they think of them. In conclusion, investigate as to the dates that the service fees are due to the managing agents and specifically what you get for your money. Who takes charge for maintaining and repairing the building?
Are Great Yarmouth conveyancing solicitors under an obligation to the Law Society to publish clear conveyancing figures?
Inbuilt into the Solicitors Code of Conduct are set rules and regulations as to how the Solicitors Regulation Authority (SRA) allow solicitors to publicise their fees to clients.The Law Society have a practice note giving advice on how to publicise transparent charges to avoid breaching any such rule. Practice notes are not legal advice issued by the Law Society and is not intended as the only standard of good practice a conveyancing solicitor should adhere to. The Practice Note does, nevertheless, constitute the Law Society’s view of acceptable practice for publicising conveyancing charges, and accordingly it’s a recommended read for any solicitor or conveyancer in Great Yarmouth or further afield.