Am I correct in assuming that the fact that my conveyancer in Newbiggin By The Sea is not listed on my mortgage company's solicitor panel that there is a problem with the quality of her conveyancing?
It would be unwise to jump to that conclusion. There are all sorts of perfectly reasonable explanations. A recent report by the solicitors regulator revealed 76% of law firms surveyed had been removed from at least one lender panel. The top 5 reasons are as follows: (1) low volume of transactions (2) the lawyer is a sole practitioner (3) as part of the HSBC panel reduction (4) regulatory contact by SRA (5) accidental removal. Where you are concerned you should simply call the Newbiggin By The Sea conveyancing firm and ask them why they are no longer on the approved list for your bank.
My partner and I have lately bought a house in Newbiggin By The Sea. We have since encountered a number of problems with the house which we consider were overlooked in the conveyancing searches. Is there anything we can do? Can you clarify the nature of searches that should have been conducted as part of conveyancing in Newbiggin By The Sea?
The question is not clear as what problems have arisen and if they are specific to conveyancing in Newbiggin By The Sea. Conveyancing searches and due diligence initiated during the legal transfer of property are designed to help avoid problems. As part of the process, a seller fills in a document referred to as a Seller’s Property Information Form. answers proves to be incorrect, you may have a misrepresentation claim against the vendor 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 Newbiggin By The Sea.
My uncle passed away 10 months ago and as sole heir and executor I was left the property in Newbiggin By The Sea. The house had a relatively small loan remaining of approximately £5k. I want to transfer the title deeds into my name whilst I re-mortgage to Skipton, pay off the mortgage. Is this possible?
Given you plan to refinance then Skipton will insist on your using a conveyancer on the Skipton conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Skipton conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Skipton mortgage is registered as a charge at the Land Registry.
Will my solicitor be making enquiries regarding flooding as part of the conveyancing in Newbiggin By The Sea.
The risk of flooding is if increasing concern for solicitors dealing with homes in Newbiggin By The Sea. Plenty of people will purchase a house in Newbiggin By The Sea, completely aware that at some time, it may be flooded. However, aside from the physical destruction, where a property is at risk of flooding, it may be difficult to get a mortgage, adequate building insurance, or sell the premises. Steps can be carried out during the course of a property purchase to forewarn the purchaser.
Lawyers are not best placed to offer advice on flood risk, however there are a number of searches that may be carried out by the buyer or by their lawyers which can give them a better understanding of the risks in Newbiggin By The Sea. The standard property information forms given to a buyer’s conveyancer (where the Conveyancing Protocol is adopted) contains a standard question of the owner to discover whether the property has suffered from flooding. If flooding has previously occurred and is not disclosed by the owner, then a buyer could issue a claim for damages resulting from an inaccurate response. The buyer’s solicitors may also carry out an enviro report. This should higlight if there is a recorded flood risk. If so, additional investigations should be conducted.
four months have elapsed since my purchase conveyancing in Newbiggin By The Sea took place. I have checked the Land Registry website which shows that I paid £150,000 when infact I paid £160,000. Why the discrepancy?
The price paid figure is taken from the application to register the purchase. It is the figure included in the Transfer (the legal deed which transfers the residence from one person to the other) and referred to as the 'consideration' or purchase price. You can report an error in the price paid figure using the LR online form. In most cases errors result from typos so at first glance the figure. Do report it so they can double check and advise.
What are your top tips when it comes to choosing a Newbiggin By The Sea conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for lease extension works (regardless if they are a Newbiggin By The Sea conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you make enquires with several firms including non Newbiggin By The Sea conveyancing practices before you instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be of use:
-
How experienced is the firm with lease extension legislation? If they are not ALEP accredited then what is the reason?
I am the registered owner of a ground floor flat in Newbiggin By The Sea, conveyancing having been completed half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Newbiggin By The Sea with over 90 years remaining are worth £221,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease expires on 21st October 2094
With 70 years unexpired the likely cost is going to span between £9,500 and £11,000 plus costs.
The figure that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first getting professional advice.