Can the conveyancing lawyers listed on your site conduct auction conveyancing in Lake District?
We know of a few niche lawyers we can connect you with those specialising in auction conveyancing. Lake District is just one of the many areas of in which our lawyers cover.
I am assisting my mother sell her flat in Lake District. Will the conveyancer order the energy performance certificate or do I organise this?
After the demise of Home Information Packs, EPC’s was retained a required element of moving property. An energy assessment must be to hand before the property is marketed. It is not as aspect of the sale process that law firms ordinarily organise. If you are instructing a Lake District conveyancing lawyer they might be willing to arrange energy performance certificates due to their contacts with reputable Lake District accredited person
We previously selected solicitors based in Lake District on the Bank of Ireland solicitor panel. They are now charging me a separate fee for the legal aspects of the Bank of Ireland mortgage. Is this a supplemental conveyancing fee specified by Bank of Ireland?
Provided it is contained in their Terms of Engagement or estimate then yes your conveyancer can charge a fee for this. The fee is not set by Bank of Ireland but by your Lake District conveyancer. Some firms on the Bank of Ireland panel will charge ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
Co-operative have agreed my home loan in principle, my bid on a apartment in Lake District has been agreed to, what happens next?
The estate agent will wish to know who your solicitors are (ensure that the lawyers are on the lender’s panel). Telephone Co-operative or the broker and finalise any outstanding documentation. Co-operative will sellect a valuer who will get in contact with the selling agent or vendor to book an appointment. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Co-operative will send the offer to you and your lawyers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lake District.
What will a local search inform me concerning the house I am buying in Lake District?
Lake District conveyancing often starts with the submitting local authority searches directly from your local Authority or through a personal search organisations such as PSG The local search plays an important part in many a Lake District conveyancing purchase; as long as you don’t want any unpleasant surprises after you move into your property. The search will provide 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 13 subject sections.
Me and my brother have a 4 bedroom Victorian house in Lake District. Conveyancing lawyer acted for me and Platform Home Loans Ltd. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Platform Home Loans Ltd to clarify?
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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Lake District and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with buyers. You can also enquire as to the position with the conveyancing lawyer who carried out the work.
I am purchasing a new build house in Lake District benefiting from help to buy. The builders would not reduce the amount so I negotiated 6k of extras instead. The estate agent told me not reveal to my conveyancer about this side-deal as it will put at risk my mortgage with the bank. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Last November I purchased a leasehold flat in Lake District. Am I liable to pay service charges relating to a period prior to my ownership?
In a situation where the service charge has already been demanded from the previous lessee and they have not paid you would not usually be personally liable for the arrears. Strange as it may seem, your landlord may still be able to take action to forfeit the lease. A critical element of leasehold conveyancing for your conveyancer to ensure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I am the registered owner of a 2 bed flat in Lake District, conveyancing was carried out September 1998. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Lake District with over 90 years remaining are worth £192,000. The ground rent is £55 yearly. The lease ceases on 21st October 2075
You have 54 years unexpired we estimate the premium for your lease extension to span between £32,300 and £37,400 plus legals.
The figure that we have given is a general guide to costs for extending a lease, but we are not able to advice on a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.