Would the conveyancing lawyers identified via your search tool handle conveyancing in Nag's Head by way of an attended exchange?
We do have a number of conveyancing experts who can conduct personalised exchanges. You should contact us to receive a fee calculation and details as to dates.
We previously instructed conveyancers with offices in Nag's Head on the Lloyds solicitor panel. They are now charging me a further sum for handling the Lloyds mortgage. Is this an additional conveyancing fee set by Lloyds?
Provided it is contained in their Terms of Engagement or estimate then yes your property lawyer is entitled to levy a fee for this. The charge is not set by Lloyds but by your Nag's Head solicitor. Some firms on the Lloyds panel will levy ’dealing with mortgage’ fee and others do not.
We were going to get a AIP from Lloyds this week so we can work out what to offer on a property we like as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Lloyds recommend any Nag's Head solicitors on the Lloyds conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Nag's Head solicitors independently although you'll need to choose one on the Lloyds conveyancing panel. The solicitor represents both you and Lloyds through the process.
I have paid off my mortgage with Aldermore. I assume I don't need a Nag's Head lawyer on the Aldermore panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Aldermore mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Aldermore mortgage from the register. Aldermore, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Aldermore has sent the Land Registry the discharge electronically, and
- Aldermore has instructed the Land Registry to do so
We are close to exchanging contracts on the sale of our house in Nag's Head and according to the buyers it appears that there is a risk of it being constructed land that was not decontaminated. Any high street Nag's Head conveyancer would know that there is no such problem. It does beg the question why the purchasers instructed a nationwide conveyancing outfit as opposed to a conveyancing solicitor in Nag's Head. Having lived in Nag's Head for 5 years we know of no issue. Do we contact our local Authority to seek confirmation that there is no issue.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You should enquire of 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 illness)
Despite weeks of looking the Title Certificate and documents to our property can not be found. The lawyers who did the conveyancing in Nag's Head 10 years ago no longer exist. What do I do?
These day there are copies made of almost everything, and your conveyancer will be aware exactly where to find all the suitable documentation so you may purchase or dispose of your property without a hitch. If copies can’t be found, your conveyancer can put in place insurance or indemnities protecting you against possible claims on your premises.
How does conveyancing in Nag's Head differ for new build properties?
Most buyers of new build or newly converted property in Nag's Head come to us having been asked by the housebuilder to exchange contracts and commit to the purchase even before the property is ready to move into. This is because house builders in Nag's Head typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Nag's Head or who has acted in the same development.
Can you offer any advice when it comes to finding a Nag's Head conveyancing firm to deal with our lease extension?
If you are instructing a property lawyer for lease extension works (regardless if they are a Nag's Head conveyancing firm) it is imperative that they be familiar with the legislation and specialises in this area of conveyancing. We suggest that you make enquires with two or three firms including non Nag's Head conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be useful:
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How many lease extensions has the firm carried out in Nag's Head in the last 12 months? What are the costs for lease extension conveyancing?
I own a ground-floor 1950’s flat in Nag's Head. Given that I can not reach agreement with the freeholder, can the Leasehold valuation Tribunal determine the premium payable for the purchase of the freehold?
if there is a missing freeholder or if there is disagreement about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the Leasehold Valuation Tribunal to determine the price.
An example of a Freehold Enfranchisement decision for a Nag's Head flat is 51 Lorne Road in November 2009. The price Payable as decided by the tribunal for the freehold reversion was £27,000. The valuation follows the order of the County Court made on 3 April 2008 granting a vesting order. This case was in relation to 1 flat. The remaining number of years on the lease was 71 years.