Me and my partner are acquiring a ground floor flat in Plasmarl. My lawyer is not listed on the bank conveyancing panel. Can I still retain my Plasmarl conveyancing solicitor notwithstanding that they are not on the bank panel of approved conveyancing solicitors?
Your options include
- Proceed with your chosen Plasmarl solicitor but your mortgage company will undoubtedly use a lawyer on their conveyancing panel. This will result in additional fees and potential interruption.
- Get a new solicitor to act in the purchase, making sure they are on the bank conveyancing panel.
- Appeal to your property lawyer to seek to join the lender panel
In the event thatI was to buy a freehold homein Plasmarl mortgage fee and dispense with a survey and no conveyancing searches how much should I expect to have to pay for conveyancing in Plasmarl?
The sole reduction in fees you would make on is the Plasmarl conveyancing searches. The conveyancer is obliged to do the vast majority of work - money laundering, liaising with your sellers lawyer, SDLT return, register the property etc. A marginal saving might be made by not needing to register a charge however it won't be significant.
I own a renovated Victorian house in Plasmarl. Conveyancing solicitor acted for me and The Royal Bank of Scotland. I happened to do a free search for it on the Land Registry database and I saw a couple of entries: the first freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You need to assess the Freehold register you have again and check the Charges Register as there may be mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Plasmarl 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 lenders. You can also enquire as to the position with the conveyancing practitioner who conducted the conveyancing.
How does conveyancing in Plasmarl differ for new build properties?
Most buyers of new build property in Plasmarl approach us having been asked by the developer to exchange contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Plasmarl usually buy 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 property lawyers 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 Plasmarl or who has acted in the same development.
I need to instruct a conveyancing solicitor for my conveyancing in Plasmarl. I happened to chance upon a site which looks to be the perfect offering If it is possible to get all the legals done via email that would be ideal. Do I need to be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
There are only 62 years remaining on my flat in Plasmarl. I am keen to get lease extension but my freeholder is missing. What options are available to me?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for for permission to dispense with the service of the initial notice. This will mean that your lease can be granted an extra 90 years by the Court. You will be obliged to prove that you have made all reasonable attempts to find the freeholder. In some cases a specialist should be helpful to try and locate and to produce an expert document which can be used as proof that the freeholder can not be located. It is advisable to get professional help from a solicitor both on devolving into the landlord’s absence and the application to the County Court overseeing Plasmarl.
I purchased a leasehold flat in Plasmarl, conveyancing was carried out in 2001. How much will my lease extension cost? Similar flats in Plasmarl with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease expires on 21st October 2077
With just 52 years left to run the likely cost is going to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing 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 are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.