I have given 2 months notice to my current landlord and have to vacate my rented property in Lamorbey by 5/8/2025. Conveyancing for my house purchase has just started. How realistic is it to complete in three weeks as I wish to avoid having to move into temporary accommodation?
It is unwise to provide notice for your lease until exchange of contracts has taken place. Assuming that you have not already done so, notify to your lawyer and ask them to they chase the owners solicitors, try to get a realistic time scale from them that everyone will aim to achieve
It is 10 years ago since I bought my home in Lamorbey. Conveyancing solicitors have now been instructed on the sale but I can't find my deeds. Is this a problem?
Don’t worry too much. Firstly there is a possibility that the deeds will be retained by your lender or they could still be with the solicitor who handled the purchase. Secondly in all probability the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing solicitors obtaining current official copies of the land registers. The vast majority of conveyancing in Lamorbey relates to registered property but in the rare situation where your home is unregistered it is more tricky but is not insurmountable.
What is your number one tip for choosing a conveyancing solicitor in Lamorbey
Do not opt for the cheapest Lamorbey conveyancing costs illustration. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
My partner and I are in the throws of viewing houses in Lamorbey and I am about to put in an offer. Is it premature to have a solicitor in place? I am planning to take a mortgage with HSBC.
It would be prudent to instigate your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are taking out a mortgage with HSBC, make sure you remember to check that your lawyer is on the HSBC conveyancing panel.
The formalities of my purchase has taken place for my property in Lamorbey. Conveyancing was of an acceptable standard but I would like to complain about the lender. How do I make a complaint?
All banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
Will commercial conveyancing searches reveal planned roadworks that may impact a commercial estate in Lamorbey?
Its becoming the norm that commercial conveyancing solicitors in Lamorbey will carry out a SiteSolutions Highways report as it dramatically cuts the time that conveyancers expend in investigating accurate data on highways that impact buildings and development assets in Lamorbey. The report provides definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Lamorbey.
For every commercial conveyancing transaction in Lamorbey it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been dealt with adequately could result in delays to Lamorbey commercial conveyancing transactions as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Lamorbey.
It has been 3 months following my purchase conveyancing in Lamorbey concluded. I have checked the Land Registry site which shows that I paid £200,000 when infact I paid £170,000. 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 looking for a leasehold apartment up to £305k and found one round the corner in Lamorbey I like with open areas and station in the vicinity, however it only has 51 years on the lease. I can't really find anything else in Lamorbey suitable, so just wondered if I would be making a grave error buying a lease with such few years left?
If you require a mortgage the remaining unexpired lease term may be problematic. Reduce the price by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for a minimum of 2 years you could ask them to start the process of the extension and then assign it to you. You can add 90 years to the current lease term and have £0 ground rent by law. You should consult your conveyancing lawyer concerning this.