Last March we completed a house move in Mundesley. We have noticed several problems with the property which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been ordered as part of conveyancing in Mundesley?
The question is vague as what problems have arisen and if they are specific to conveyancing in Mundesley. Conveyancing searches and due diligence initiated as part of the legal transfer of property are designed to help avoid problems. As part of the process, a seller completes a questionnaire referred to as a Seller’s Property Information Form. If the information proves to be misleading, you could possibly take legal action against the owner for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Mundesley.
Does a directory service exist listing Santander panel solicitors in Mundesley on the Building Society Association’s Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association sites. Very few mortgage companies make their panel listings available on the web. Where you are in need of a Mundesley conveyancer on the Santander please make the most of our facility.
Planning on purchasing a house in Mundesley. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Kent Reliance conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Mundesley lawyer is on the Kent Reliance conveyancing panel.
Santander have agreed my mortgage in principle, my offer on a property in Mundesley has been agreed to, what happens next?
Your estate agent will wish to know who your solicitors are (ensure that the solicitors are on the bank’s approved list). Call up Santander or the financial adviser and complete any appropriate paperwork. Santander will instruct a valuer who will get in touch with the estate agent or vendor to schedule an appointment. Once carried out (assuming no problems) it takes about ten days for the mortgage offer to be issued. Santander will send the offer to you and your conveyancers. The transaction will then take it’s course according the nature and complexity of the conveyancing in Mundesley.
We are close to exchanging contracts on the sale of our property in Mundesley and the buyers lawyers are claiming that there is a possibility that the property was constructed land that was not decontaminated. A high street Mundesley lawyer would know this is not the case. It does beg the question why the buyers instructed an online conveyancing firm as opposed to a conveyancing solicitor in Mundesley. Having lived in Mundesley for six years we know that this is a non issue. Do we get in touch with our local Authority to get clarification that the buyers are looking for.
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 life insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a straight forward, no chain conveyancing. Mundesley is the location of the property. What do you suggest?
Flying freeholds in Mundesley are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Mundesley you would need to get your solicitor to go through the deeds very carefully. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Mundesley may ascertain 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 premises.
Do I need to be concerned that brokers that I am dealing with are recommending a national conveyancing firm as opposed to a local Mundesley conveyancing firm?
As with lots of service providers, often recommendations from relatives can be extremely useful or valuable. Nevertheless there are numerous parties with a keen interest in a conveyancing transaction; estate agents, mortgage brokers and lenders might all put forward conveyancers to choose. On occasion the conveyancers might be known to one of the organisations as one of the best in their field, but sometimes there is an underlying financial incentive behind the endorsement. You have the right to select your own lawyer. You need to be aware that some lenders specify a panel list of law firms you have to use for the lender aspect of your conveyancing.
We expect to complete the disposal of our £400,000 apartment in Mundesley in 10 days. The landlords agents has quoted £384 for Certificate of Compliance, building insurance schedule and previous years service charge statements. Is the landlord entitled to charge such fees for a leasehold conveyance in Mundesley?
For most leasehold sales in Mundesley conveyancing will involve, questions about the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :
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Answering pre-exchange questions
Where consent is required before sale in Mundesley
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I am the registered owner of a split level flat in Mundesley, conveyancing was carried out half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Similar flats in Mundesley with a long lease are worth £190,000. The ground rent is £45 invoiced annually. The lease finishes on 21st October 2086
You have 62 years remaining on your lease we estimate the price of your lease extension to be between £17,100 and £19,800 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.