Last March we completed a house move in Nunthorpe. We have since encountered a number of issues with the house which we believe were omitted in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that needed to have been conducted for conveyancing in Nunthorpe?
The question is not clear as what problems have arisen and if they are relate to conveyancing in Nunthorpe. Conveyancing searches and due diligence initiated during the legal transfer of property are supposed to help avoid problems. As part of the process, a seller completes a questionnaire known as a SPIF. answers is incorrect, you could possibly take legal action 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 Nunthorpe.
Are the BSA planning on creating a searchable register to to identify law firms on the Coventry BS conveyancing panel for instance in Nunthorpe?
We are not aware of any intention on the part of the BSA to promote such a register.
How can we know in advance if a Nunthorpe conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Nunthorpe getting recommendations is a sensible start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one which is cheap as chips. We would always advise that you speak with the solicitor conducting your transaction.
We expect to receive 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 Nunthorpe solicitors on the Lloyds conveyancing panel, or is it better to go independently?
You will need to appoint Nunthorpe 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 instructed a Nunthorpe conveyancer having made sure that they are on the Barclays conveyancing panel. Does my lawyer arrange the survey of the property?
Barclays will need an independent valuation of the property. Your lawyer will not arrange this. Usually Barclays will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Nunthorpe postcode. As you are getting a mortgage with Barclays, you could contact them to see if they have a list of approved surveyors in Nunthorpe.
Me and my brother purchased a terraced Georgian property in Nunthorpe. Conveyancing lawyer acted for me and Skipton Building Society. I did a free Land Registry search last week and I saw two entries: the first freehold, the second leasehold with the exact same property. If a house is not a freehold shouldn't I have been informed?
You need to review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Nunthorpe and other areas of the country and poses no real issues for owners other than when they mortgage they have to account for both freehold and leasehold interests when dealing with mortgage companies. You can also enquire as to the situation with your conveyancing lawyer who carried out the work.
What makes your site different to alternative online quote calculators when it comes to conveyancing in Nunthorpe?
At this site secure a conveyancing quote via a Solicitor or Licensed Conveyancer that understands the issues of your conveyancing in Nunthorpe. Unlike many estate agents and many comparison sites we do not operate commission arrangements with solicitors. Some agents and online brokers 'recommend' solicitors who pay the most per referral, not the best value conveyancing in Nunthorpe
I am intending to let out my leasehold flat in Nunthorpe. Conveyancing solicitor who did the purchase is retired - so can't ask him. Do I need to ask my freeholder for permission?
Notwithstanding that your previous Nunthorpe conveyancing solicitor is no longer available you can check your lease to see if you are permitted to let out the premises. The rule is that if the lease is silent, subletting is allowed. There may be a precondition that you need to seek consent via your landlord or other appropriate person before subletting. This means that you cannot sublet without prior consent. Such consent should not be unreasonably turned down. If the lease prohibits you from letting out the property you should ask your landlord if they are willing to waive this restriction.
I acquired a garden flat in Nunthorpe, conveyancing was carried out November 2008. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Nunthorpe with over 90 years remaining are worth £202,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2080
With just 56 years left to run we estimate the price of your lease extension to range between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There may be other issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before getting professional advice.