Me and my partner are due to complete buying a house in Lytham St Annes but as a consequence of wreckage from the recent storms I have managed to agree compensation from the owner of three thousand pounds by way of a deduction in the price. I had intended this to be addressed as part of a side agreement yet RBS are not allowing this. Should they have been approached?
Your solicitor being on the RBS approved list is duty bound to inform RBS of any changes to the purchase price. If you were to refuse your conveyancer to notify the price change to RBS then they would have to discontinue acting for you. In addition, RBS and you would have to appoint a new lawyer for your conveyancing in Lytham St Annes.
I am selling my flat. I had a double glazing fitted in May 2010, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Principality are being pedantic. The Lytham St Annes solicitor who is on the Principality conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Principality are insisting on a building regulation certificate. Why do Principality have a conveyancing panel if they don't accept advice from them?
It is probably the case that Principality have referred the matter to their valuer. The reason why Principality may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
After shopping around on the internet I have found a Lytham St Annes solicitor having made sure that they are on the Kent Reliance conveyancing panel. Does my lawyer arrange the survey of the property?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Lytham St Annes surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
RBS have agreed my home loan in principle, my bid on a house in Lytham St Annes has been agreed to, what are the next steps?
The estate agent will want to be informed of your property lawyer's details (be sure the conveyancing practitioners are on the lender’s approved list). Telephone RBS or your broker and finalise any relevant paperwork. RBS will sellect a valuer who will get in touch with the selling agent or seller to arrange an appointment. Once carried out (assuming no problems) it takes on average a fortnight to get a mortgage offer. RBS will send the offer to you and your conveyancers. The legal work will then take it’s course according the nature and complexity of the conveyancing in Lytham St Annes.
Me and my brother purchased a renovated Victorian property in Lytham St Annes. Conveyancing practitioner represented me and Santander. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to 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 Lytham St Annes 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 buyers. You can also check the situation with the conveyancing solicitor who conducted the conveyancing.
I am using a search engine for the term on line conveyancing in Lytham St Annes it shows results of numerous property lawyersin the vicinity. How do I determine which is the right solicitor for the sale of my house?
The best way of finding a suitable conveyancer is via personal recommendation, so enquire of colleagues and those you trust who have acquired a property in Lytham St Annes or the reputable estate agent or financial adviser. Costs for conveyancing in Lytham St Annes vary, so it's a good idea to secure at least three fee calculations from varying types of companies. Be sure to seek confirmation what costs in the quote includes.
Can you provide any advice for leasehold conveyancing in Lytham St Annes from the perspective of expediting the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Lytham St Annes can be avoided where you instruct lawyers the minute your agents start marketing the property and request that they start to collate the leasehold information needed by the buyers’ lawyers. In the event that you altered the property did you need the Landlord’s approval? Have you, for example laid down wooden flooring? Most leases in Lytham St Annes state that internal structural changes or addition of wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. Should you fail to have the consents in place do not communicate with the landlord without contacting your lawyer in advance. The majority of landlords or managing agents in Lytham St Annes levy fees for providing management packs for a leasehold property. You or your lawyers should enquire as to the fee that they propose to charge. The management information sought as soon as you have a buyer, thus reducing delays. The typical amount of time it takes to receive management information is three weeks. It is the most frequent cause of delay in leasehold conveyancing in Lytham St Annes. If you have the benefit of shareholding in the freehold, you should make sure that you hold the original share certificate. Organising a new share certificate can be a lengthy process and frustrates many a Lytham St Annes conveyancing deal. Where a reissued share is needed, do contact the company director and secretary or managing agents (if applicable) for this as soon as possible. You believe that you know the number of years remaining on your lease but you should double-check via your conveyancers. A purchaser's conveyancer will be unlikely to recommend their client to where the lease term is less than 80 years. In the circumstances it is essential at an as soon as possible that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your premises on the market for sale.
I acquired a leasehold flat in Lytham St Annes, conveyancing formalities finalised November 1996. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent properties in Lytham St Annes with an extended lease are worth £222,000. The ground rent is £50 per annum. The lease terminates on 21st October 2092
With 70 years unexpired we estimate the price of your lease extension to range between £9,500 and £11,000 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 renewing a lease, but we cannot give you the actual costs without more detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information before getting professional advice.
We are soon to acquiring a home in Lytham St Annes. Can the lawyer have the amount we are are purchasing for confidential from the likes of Zoopla. Is this achievable and how?
The Land Registry by statute are required to reveal price paid information on the official title for domestic properties nationwide including homes in Lytham St Annes. The register of ownership is a public document, so HM Land Registry would be breaching their statutory duty excluded specific homes such as the one in Lytham St Annes.
You can ask HMLR to withhold the price paid data yet the response will be a No.