We instructed a local solicitor for our conveyancing in Kings Lynn last week. Looking through the terms of engagement it is apparent thatwe are liable for fees even if the sale doesn't happen. Should I ditch them and appoint an internet solicitor practice advertising no completion no charge conveyancing in Kings Lynn?
It is usually a trade off in that if "No Completion No Fee" is available then the fee levels will tend to be be more expensive to cover the conveyances that abort. Do bear in mind that such arrangements tend not to protect you from expenses such your Kings Lynn conveyancing search charges.
I have given 8 weeks notice to my current landlord and have to leave my let out apartment in Kings Lynn by the end of next month. Conveyancing on my purchase is underway. Is it possible to complete in three weeks as I wish to avoid having to find temporary accommodation?
It is unwise to give notice for your lease until exchange of contracts has taken place. If you have not already done so, contact to your lawyer and request that they seek the assistance the sellers lawyers, try to get a realistic time scale from them that all parties will look to achieve
Me and my brother have a renovated Georgian property in Kings Lynn. Conveyancing lawyer acted for me and Skipton Building Society. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: one for freehold, the second leasehold with the matching property. I thought I was buying a freehold how can I check?
You should review the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Kings Lynn and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the situation with the conveyancing practitioner who conducted the work.
As co-executor for the estate of my father I am disposing of a property in Monmouth but I am based in Kings Lynn. My lawyer (who is 250 miles awayneeds me to sign a stat dec before the transaction finalising. Could you suggest a conveyancing solicitor in Kings Lynn who can attest and place their company stamp on the document?
strictly speaking you are unlikely to be required to have the documents witnessed by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Kings Lynn based
I want to sublet my leasehold apartment in Kings Lynn. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
A small minority of properties in Kings Lynn do contain a provision to say that subletting is only permitted with prior consent from the landlord. The landlord cannot unreasonably withhold but, in such cases, they would need to see references. Experience dictates that problems are usually caused by unsatisfactory tenants rather than owner-occupiers and for that reason you can expect the freeholder to take up the references and consider them carefully before granting consent.
I own a studio flat in Kings Lynn, conveyancing was carried out August 1999. Can you please calculate a probable premium for a statutory lease extension? Equivalent flats in Kings Lynn with an extended lease are worth £211,000. The average or mid-range amount of ground rent is £45 per annum. The lease comes to an end on 21st October 2091
With 67 years unexpired we estimate the premium for your lease extension to be between £10,500 and £12,000 as well as costs.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
What do I do if I am unhappy with the conveyancing practitioner who conducted my conveyancing in Kings Lynn?
Occasionally the level of service you receive is not as you expect, and is is a fact of life that every so often things do go wrong. Nevertheless there is recourse if you were not happy with your conveyancing in Kings Lynn. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If things still aren’t sorted out you may consider getting in touch with the Legal Ombudsman.