I am need of leasehold conveyancing for a flat in a fairly new development (6 years built) in Lingfield. Almost all the properties have already been occupied. Do I need carry out the local searches as part of conveyancing in Lingfield?
You would be opening yourself up to an unnecessary risk in failing carrying out Lingfield conveyancing searches. Without searches you have no clarity over flooding, environmental etc which may mean you walk away due to potential problems down the line. If you are buying mortgage free there is no legal requirement to have them, but we would seriously advise in the strongest possible terms that your conveyancer conducts them. If accelerating the process and expenses are top of your concerns you should discuss with your solicitor about the options such as indemnity insurance available to you
Is there a list of Lloyds panel conveyancers in Lingfield on the UK Finance Lenders’ Handbook Website?
No. There is no such facility on the CML or Building Society Association websites. Very few lending institutions make their panel listings open the public on the web. Where you are seeking to appoint a Lingfield conveyancing practitioner on the Lloyds please make the most of our facility.
I have decided to exercise my right to buy my property in Lingfield off the council. I have a mortgage offer with Santander. Conveyancing is not something I have any knowledge of. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Santander, you will need to appoint a solicitor on the Santander conveyancing panel.
I recently had an offer accepted on an apartment in Lingfield. My financial adviser suggested a lawyer. I paid an upfront payment of £150. Soon after, the property lawyer contacted me to say that they were not on the Leeds Building Society conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the Leeds Building Society panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have been told that property searches are the number one cause of obstruction in Lingfield house deals. Is there any truth in this?
The Council of Property Search Organisations (CoPSO) published conclusions of research by MoveWithUs that conveyancing searches do not feature within the top 10 causes of hindrances in the conveyancing process. Searches are unlikely to be the root cause of delay in conveyancing in Lingfield.
My wife and I have a terraced Georgian house in Lingfield. Conveyancing solicitor represented me and National Westminster Bank. I happened to do a free search for it on the Land Registry database and there are two entries: one for freehold, another for leasehold with the matching property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for 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 Lingfield and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with the conveyancing practitioner who conducted the conveyancing.
I need to instruct a conveyancing solicitor for purchase conveyancing in Lingfield. I happened to discover a web site which seems to have the perfect solution If there is a chance to get all the legals done via email that would be preferable. Should I be concerned? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Expecting to complete next month on a ground floor flat in Lingfield. Conveyancing solicitors inform me that they are sending me a report on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Lingfield should include some of the following:
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Information as to the provision as set out in the lease to pay service charges - with regard to both the building, and the more general rights a lessee has Who has the liability for repairing the window frames The landlord’s rights to access the property. You should be made aware that your landlord has rights of access as well as be informed how much notice must be provided. Where does the liability rest to repair and maintain the block. It is essential that you know which party is duty bound to repair and maintenance of all parts of the block and communal areas
I invested in buying a split level flat in Lingfield, conveyancing having been completed in 2010. How much will my lease extension cost? Comparable properties in Lingfield with a long lease are worth £206,000. The ground rent is £45 invoiced every year. The lease ends on 21st October 2091
With 66 years remaining on your lease we estimate the price of your lease extension to range between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.