We are about to exchange contracts for a ground floor flat in Lamorbey. We encountered a problem. Our mortgage offer with Alliance & Leicester expires on 29/9/2025 but the owners are putting forward a completion date of 1/10/2025. Is it possible to prolong the loan expiry date?
The person best placed to deal with your concern is your lawyer who will hopefully calculate if they better off negotiating with the bank, owner’s lawyers, estate agents or indeed all three taking into account what has gone on in your house move as of today.
My wife and I purchasing a detached bungalow in Lamorbey. The intention is to carry out a loft conversion at the house.Will the conveyancing process involve checks to determine if these works are prohibited?
Your solicitor should check the registered title as conveyancing in Lamorbey can occasionally identify restrictions in the title documents which prohibit certain alterations or necessitated the permission of another owner. Many additions call for local authority planning permissions and approval in compliance with building regulations. Certain locations are designated conservation areas and special planning restrictions apply which frequently prevent or affect extensions. It would be wise to check these things with a surveyor before you commit yourself to a purchase.
We are getting a further advance on our mortgage from RBS as we want to carry out renovations to our property in Lamorbey. Are we obliged to select a bricks and mortar Lamorbey solicitor on the RBS conveyancing panel to deal with the legals?
RBS don't usually require firms on their approved list of lawyers to handle such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the RBS panel.
I have today made my last payment due on my mortgage with Lloyds. I assume I don't need a Lamorbey lawyer on the Lloyds panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Lloyds 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 Lloyds mortgage from the register. Lloyds, 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 Lloyds has sent the Land Registry the discharge electronically, and
- Lloyds has instructed the Land Registry to do so
It has been four months following my purchase conveyancing in Lamorbey completed. I have checked the Land Registry site which shows that I paid £200,000 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.
I am buying a new build apartment in Lamorbey. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here are examples of a selection of leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lamorbey
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The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Forfeiture - bankruptcy or liquidation must not apply under this provision. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided.
I was advised by a number of property agents in Lamorbey to locate a conveyancer on your site. What’s the financial inducement for Estate Agents to promote your lawyers over another?
We refuse to make any commission for sending work in our direction. We found it would be just too difficult to pay a commission as members of the public would think, ‘Why is the agent getting a kickback? Why aren’t I getting any benefit too?’ So we decided to step away from that.
We are in the midst of selling our flat in Lamorbey. Conveyancing lawyers are doing their job but we are being charged a fortune by the managing agents. So far we have paid £275 for a leasehold management pack and then a further £117.20 for answers to questions raised by the purchaser's property lawyer.
You will not have control over the extent of the charges for this information however the average costs for the information for Lamorbey leasehold property is £395. When it comes to Lamorbey conveyancing sales it is standard for the seller to cover the costs. The freeholder or their agents are not duty bound to answer these questions although many will agree to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Regretfully there is no legislation that mandates set charges for administrative tasks. There is no statutory time frame by which they are duty bound to issue the information.