When does exchange of contracts take place for residential conveyancing in New Brighton and am I required to attend the lawyers office?
Where you are near to one of the conveyancing solicitors in New Brighton you are welcome to attend to sign documents. However, the law practices we recommend offer countrywide coverage for conveyancing and provide just as comprehensive and professional a job for you when dealing with you electronically. The signing of the contract is not the critical part. A signed contract simply enables the firm to officially exchange at the appropriate time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in New Brighton)to be in the office at the appropriate time.
Are the BSA intent on creating a online directory to to identify law firms on the Coventry BS conveyancing panel for instance in New Brighton?
We have not been informed any intention on the part of the BSA to develop such a register.
What is the difference between a licensed conveyancer and conveyancing solicitor in New Brighton
There are two types of lawyers who can perform conveyancing in New Brighton namely CLC regulated conveyancers or solicitors. The two can provide conveyancing services that required to complete the disposal or purchase of property. Both are required to carry out New Brighton conveyancing to the same standards and guidelines so you can be sure that your conveyancing will be professionally carried out and that all necessary steps should be suitably adhered to.
I have paid off my mortgage with Yorkshire BS. I assume I don't need a New Brighton conveyancing practitioner on the Yorkshire BS panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Yorkshire BS 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 Yorkshire BS mortgage from the register. Yorkshire BS, 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 Yorkshire BS has sent the Land Registry the discharge electronically, and
- Yorkshire BS has instructed the Land Registry to do so
I am due to exchange contracts on my flat. I had a double glazing fitted in March 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being problematic. The New Brighton solicitor who is on the Leeds Building Society conveyancing panel is recommending indemnity insurance as a solution but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
How does conveyancing in New Brighton differ for new build properties?
Most buyers of new build residence in New Brighton come to us having been asked by the builder to sign contracts and commit to the purchase even before the residence is constructed. This is because house builders in New Brighton typically buy the real estate, 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 conveyancing solicitors 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 New Brighton or who has acted in the same development.
My wife and I purchased a leasehold flat in New Brighton. Conveyancing and Barclays mortgage went though with no issue. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1996. The conveyancing practitioner in New Brighton who previously acted has long since retired. Any advice?
First make enquiries of the Land Registry to make sure that the individual claiming to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a New Brighton conveyancing lawyer to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I own a split level flat in New Brighton, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Corresponding properties in New Brighton with a long lease are worth £190,000. The ground rent is £65 yearly. The lease ends on 21st October 2086
You have 61 years remaining on your lease the likely cost is going to be between £19,000 and £22,000 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information without first getting professional advice.
My in 2008. He has since got wed, divorced and has recently married again. He now wants to the sell the New Brighton property. I think he will just be requested to supply copies of the marriage certificates to the solicitor but he is anxious it will hold up the conveyancing. Is it worth updating the Land Registry information for the property?
The is no need to update the register as long as you have the evidence needed to show how the name change occurred.
Any buyer’s solicitor should review the title information and ask for evidence to prove the change of name for instance marriage documentation.