Can you suggest a Lloyds TSB Bank allowed Nayland conveyancing practice who can have us moved in within less than a month? Am I best advised to unstruct a high street Nayland practice or an online conveyancer?
We can recommend some very good Nayland conveyancing firms. You can also walk up the high street in Nayland. Approach two or three law practices and ask to see a conveyancing solicitor for a costs illustration. Explain your requirements together with your reasons and ask for an assurance on speed. Select the one that you trust.
I own a freehold residence in Nayland yet invoiced for rent, why is this and what is this?
It is rare for properties in Nayland and has limited impact for conveyancing in Nayland but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges date back hundreds of years, but the Rent Charge Act 1977 barred the generation of new rentcharges post 1977.
Old rentcharges can now be redeemed by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be dispensed with completely.
A relative pointed out to me me that in buying a property in Nayland there may be a number of restrictions as to what one can do in terms of external alterations to the property. Is this right?
There are a number of properties in Nayland which have some sort of restriction or requirement of consent to execute external variations. Part of the conveyancing in Nayland should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
Does a directory service exist listing UBS panel solicitors in Nayland on the Council of Mortgage Lender’s Website?
No. There is no such tool on the CML or Building Society Association sites. Very few lending institutions make their panel listings open the public over the internet. Where you are looking for a Nayland conveyancing practitioner on the UBS please make the most of our facility.
I am expecting a DIP from Kent Reliance this week so we can work out what to offer on a property we like as otherwise we only have online calculators to go by (which aren't taking into account credit checks etc). Do Kent Reliance recommend any Nayland solicitors on the Kent Reliance conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Nayland solicitors independently although you'll need to choose one on the Kent Reliance conveyancing panel. The solicitor represents both you and Kent Reliance through the process.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who dealt with the conveyancing in Nayland 5 years ago are no longer around. What are my next steps?
You no longer need to hold title official documentation to establish that you are the owner of your registered land or property, given that the Land Registry hold details of all registered land or property electronically.
I'm converting the mortgage on my existing house to a buy to let mortgage with Alliance & Leicester and intend to use the remaining equity as a deposit on another house. The neighborhood we are interested in is Nayland. Will your solicitors be able to act for both sets of banks and tie in the two deals?
Make use of our comparison tool on this page to be sure that the conveyancers are approved by both lenders. On the basis that they are the solicitor will be able to simultaneously deal with the two conveyancing matters but you should talk with you solicitor and communicate your expectations and requirements.
Estate agents have just been given the go-ahead to market my basement flat in Nayland. Conveyancing solicitors are to be appointed soon, but I have just received a yearly maintenance charge demand – what should I do?
Your conveyancing lawyer is likely to suggest that you should clear the maintenance contribution as you normally would as all ground rent and service payments should be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I bought a 1st floor flat in Nayland, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Nayland with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 levied per year. The lease comes to an end on 21st October 2095
You have 70 years left to run the likely cost is going to be between £9,500 and £11,000 as well as costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.