Having been suggested to visit your company we were about to use a conveyancing solicitor in Lytham St Annes listed on your site but have come across alternative fee calculations on the internet seem less pricey – why is this?
You can find hundreds of conveyancers offering theoretically looks to be cut price. We suggest that you think long and hard as to how much you respect your own move to you are willing to take 'cheap' risks in relation to the quality of the legal work. Some embed additional charges well inside the terms and conditions. The solicitors that we put forward for conveyancing in Lytham St Annes will notbehave this way.
My husband and I are approaching an exchange on a flat in Lytham St Annes and my parents have sent the exchange deposit to my solicitor. I am now advised that as the deposit has not arrived from me my conveyancing practitioner needs to disclose this to my bank. Apparently, in also acting for the lender he must advise them that the balance of the purchase price is coming from anyone other than me. I disclosed to the mortgage company concerning my parents' contribution when I applied for the mortgage, so is it really appropriate for him to raise this?
Your solicitor is duty bound to check with mortgage company to make sure that they know that the balance of the purchase price is not from your own resources. The solicitor can only report this to your mortgage company if you agree, failing which, your lawyer must cease to continue acting.
It is 10 years ago since I acquired my home in Lytham St Annes. Conveyancing solicitors have recently been instructed on the sale but I am unable to find my deeds. Is this a major issue?
Don’t worry too much. First there is a possibility that the deeds will be with your lender or they could be archived with the lawyers who oversaw the purchase. Secondly in all probability the land will be recorded at the land registry and you will be able to establish that you own the property by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Lytham St Annes relates to registered property but in the rare situation where your home is unregistered it is more problematic but is not insurmountable.
Do commercial conveyancing searches reveal impending roadworks that could affect a commercial estate in Lytham St Annes?
Many commercial conveyancing solicitors in Lytham St Annes will execute a SiteSolutions Highways report as it reduces the time that conveyancers invest in looking into accurate data on highways that impact buildings and development assets in Lytham St Annes. The search result sets out 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 Lytham St Annes.
For each commercial conveyancing transaction in Lytham St Annes it is crucial to investigate the adoption status of roads surrounding a site. Failure to identify developments where adoption procedures have not been dealt with adequately can result in delays to Lytham St Annes commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not ordered for residential conveyancing in Lytham St Annes.
About to purchase a new build apartment in Lytham St Annes. 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 Lytham St Annes
-
Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. Please supply a car parking plan. The Landlord must covenant to assume the management if the Management Company goes into liquidation or otherwise defaults in running the management scheme. 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.
What advice can you give us when it comes to choosing a Lytham St Annes conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a property lawyer for your lease extension (regardless if they are a Lytham St Annes conveyancing firm) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We advise that you speak with two or three firms including non Lytham St Annes conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions might be helpful:
-
What are the legal fees for lease extension conveyancing? Can they put you in touch with clients in Lytham St Annes who can give a testimonial?
I inherited a ground floor flat in Lytham St Annes, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Lytham St Annes with an extended lease are worth £222,000. The ground rent is £50 levied per year. The lease finishes on 21st October 2093
With 70 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward based on this information without first getting professional advice.