I am getting a mortgage with Santander. My intention is to employ the services of a Licensed Conveyancer in Lickey End. Does the Santander Conveyancing panel include conveyancers regulated by the CLC?
The Santander approved solicitor list is, like many other lenders, associated to the CML or Building Society Association, open to Licensed Conveyancers regulated by the CLC.
The deeds to our property are lost. The lawyers who dealt with the conveyancing in Lickey End 10 years ago have long since closed. What are my next steps?
In today’s world there are duplicates made of almost everything, and your solicitor should know exactly where to find all the relevant documentation so you may buy or sell your property without a hitch. Where copies can’t be found, your conveyancer may be able to put in place insurance or indemnities protecting you against future claims on your property.
How does conveyancing in Lickey End differ for newly converted properties?
Most buyers of new build residence in Lickey End come to us having been asked by the builder to sign contracts and commit to the purchase even before the premises is built. This is because developers in Lickey End tend to purchase the real estate, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Lickey End or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in last month in what should have been a simple, no chain conveyancing. Lickey End is the location of the property. Can you offer any assistance?
Flying freeholds in Lickey End are not the norm but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Lickey End you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Lickey End may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
I wish to rent out my leasehold flat in Lickey End. Conveyancing solicitor who did the purchase is retired - so can't ask her. Do I need to ask my freeholder for permission?
Even though your previous Lickey End conveyancing lawyer is not around you can review your lease to see if you are permitted to let out the property. The accepted inference is that if the lease is silent, subletting is permitted. There may be a precondition that you are obliged to seek consent from your landlord or other appropriate person in advance of subletting. This means that you cannot sublet without first obtaining permission. Such consent must not not be unreasonably refused ore delayed. If your lease prohibits you from subletting the property you will need to ask your landlord if they are willing to waive this restriction.
I own a 1 bedroom flat in Lickey End, conveyancing formalities finalised June 2002. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Lickey End with a long lease are worth £192,000. The average or mid-range amount of ground rent is £55 charged once a year. The lease ceases on 21st October 2080
You have 54 years left to run the likely cost is going to be between £32,300 and £37,400 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information without first seeking the advice of a professional.
My mother completed her conveyancing in Lickey End Six years past. She has since got married, widowed and in recent months got remarried. She wishes to sell the property next moths. I think she will just be asked to provide a copy of the marriage papers to the conveyancer but she is anxious it will delay the sale of the house. Should she instruct a property lawyer to update the Land Registry information for the property?
It is not absolutely necessary to update the title for the property as long as you have the proof required to show how the name change occurred.
The purchaser’s lawyer will examine the land registry entries and need evidence to establish the name change e.g. marriage certificates.