Recently contacted my conveyancing solicitor in Lydiate who acted for me two years ago asking for a conveyancing quote based on an identical type of house sale & purchase (a leasehold premises and a freehold premises) of almost identical values with a mortgage from Leeds Building Society. It looks as though am now being charged double. Should I look for a cheaper internet property lawyer?
The quote is fractionally on the expensive side. If you are content to expend time contrasting costs you may be able to shave off some of the expense by perhaps a hundred pounds. That being said, if you were happy with the legal work the firm provided you maylive to rue opting for an a cheaper lawyer. Don't forget to check the solicitor can act for Leeds Building Society. Do use our search tool to get a quote a Lydiate conveyancing firm on the Leeds Building Society member panel, which can often include conveyancing solicitors in Lydiate.
We wanted to use a conveyancing solicitor in Lydiate for our home move. Our financial adviser has since notified us that our mortgage company Godiva Mortgages Ltd won't deal with them. Why is this not regarded as unduly restrictive?
Pre- 2008 most lenders had a different appetite for risk. Almost all Lydiate conveyancing firms would have been on most bank panels. The financial services regulator in 2010 carried out a thematic investigation into mortgage fraud which come to the conclusion: mortgage lenders should know the conveyancing solicitors dealt with. Consequently, lenders are increasingly seeing more data from law firms about their operations and the individuals who work for them and establishing certain criteria such a completing on a minimum amount of transactions. Many Lydiate conveyancing firms that have been excluded from lender panels have a 100% healthy track record, no complaints and no claims and didn't just 'dabble' in conveyancing. Lydiate is amongst the hundreds of areas where the conveyancers showing on our search results are on the panel for Godiva Mortgages Ltd.
I am intent on selling our house in Lydiate and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. Any high street Lydiate lawyer would know this is not the case. For the life of me I don't know why the purchasers are using an online conveyancing outfit as opposed to a conveyancing solicitor in Lydiate. Having lived in Lydiate for three years we know that this is a non issue. Do we contact our local Authority to get confirmation that there is no issue.
It sounds as though you may have a conveyancing solicitor already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same illness)
I am buying a new build apartment in Lydiate. 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 legal work.
Set out below is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Lydiate
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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Please supply a car parking plan.
Due to the input of my in-laws I had a survey completed on a house in Lydiate before retaining solicitors. I have been told that there is a flying freehold aspect to the property. Our surveyor has said that some mortgage companies tend refuse to grant a loan on this type of property.
It depends who your proposed lender is. Lloyds has different requirements for example to Halifax. If you call us we can investigate further with the appropriate mortgage company. If you lender is happy to lend one our lawyers can help as they are accustomed to dealing with flying freeholds in Lydiate. Conveyancing may be slightly more expensive based on your lender's requirements.
My husband and I may need to rent out our Lydiate garden flat for a while due to a career opportunity. We used a Lydiate conveyancing firm in 2001 but they have since shut and we did not think at the time seek any guidance as to whether the lease prohibits the subletting of the flat. How do we find out?
Your lease governs relations between the freeholder and you the leaseholder; specifically, it will say if subletting is not allowed, or permitted but only subject to certain conditions. The accepted inference is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Lydiate do not prevent an absolute prevention of subletting – such a clause would adversely affect the market value the flat. In most cases there is simply a requirement that the owner notifies the freeholder, possibly supplying a duplicate of the tenancy agreement.
I inherited a split level flat in Lydiate, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Similar flats in Lydiate with over 90 years remaining are worth £165,000. The average or mid-range amount of ground rent is £50 invoiced annually. The lease finishes on 21st October 2101
You have 77 years left to run the likely cost is going to span between £7,600 and £8,800 plus professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in tribunal or court proceedings. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.