I am need of leasehold conveyancing for an apartment in a relatively new development (five years built) in Robin Hoods Bay. Almost all the flats are already disposed of. Do I need carry out the neighbourhood searches for my conveyancing in Robin Hoods Bay?
Conveyancing Searches are a central link in the Robin Hoods Bay conveyancing process. There are a large number of companies delivering Robin Hoods Bay conveyancing searches, as well straight from the local authority. These are known collectively as personal search organisation due to them carrying out, personal searches. Nevertheless, all Local Authority Search conveyancing products have one thing in common - they must secure their information from the local authority.
I am assisting my niece sell her flat in Robin Hoods Bay. Will the conveyancing solicitor order an EPC or should I organise this?
Following the demise of Home Information Packs, energy performance certificates became a required part of moving house. An EPC should be to hand in advance of the property being placed on the market. This is not a task that lawyers normally arrange. Where you are instructing a Robin Hoods Bay conveyancing lawyer they may help arrange energy assessments given their contacts with long established local assessors
We previously instructed conveyancing lawyers based in Robin Hoods Bay on the Barclays solicitor approved list. They are now charging me a supplemental charge for dealing with the Barclays mortgage. Is this an additional conveyancing fee specified by Barclays?
Unfortunately, as long as it is in their Terms and Conditions or Quote then yes your conveyancing practitioner can charge a fee for this. This fee is not dictated by Barclays but by your Robin Hoods Bay conveyancer. Plenty of firms on the Barclays panel will levy ’dealing with mortgage’ fee but many practices incorporate it on their overall fee.
After shopping around on the internet I have found a Robin Hoods Bay lawyer having made sure that they are on the Virgin Money conveyancing panel. Does my lawyer arrange the survey of the property?
Virgin Money will need an independent valuation of the property. Your lawyer will not arrange this. Usually Virgin Money 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 Robin Hoods Bay postcode. As you are getting a mortgage with Virgin Money, you could contact them to see if they have a list of approved surveyors in Robin Hoods Bay.
Are there restrictive covenants that are commonly picked up during conveyancing in Robin Hoods Bay?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Robin Hoods Bay. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Robin Hoods Bay differ for new build properties?
Most buyers of new build property in Robin Hoods Bay approach us having been asked by the developer to sign contracts and commit to the purchase even before the house is ready to move into. This is because new home sellers in Robin Hoods Bay tend to 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 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 accustomed to new build conveyancing in Robin Hoods Bay or who has acted in the same development.
Should I use a Robin Hoods Bay conveyancing practitioner in close proximity to the house I am purchasing? We have a good friend who can handle the legal work but his firm is located 200kilometers drive away.
The benefit of a high street Robin Hoods Bay conveyancing firm is that you can attend the office to sign paperwork, hand in your ID and pester them if necessary. Having local Robin Hoods Bay know how is a benefit. However it's more important to get someone that will pull out all the stops for you. If if people you trust used your friend and in the main were happy that must trump using an unfamiliar Robin Hoods Bay conveyancing solicitor solely due to them being round the corner.
Are there frequently found defects that you see in leases for Robin Hoods Bay properties?
Leasehold conveyancing in Robin Hoods Bay is not unique. Most leases are unique and drafting errors can result in certain clauses are missing. For example, if your lease is missing any of the following, it could be defective:
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Insurance obligations
A defective lease will likely cause problems when trying to sell a property as they can affect a potential buyer’s ability to obtain a mortgage. HSBC Bank, Leeds Building Society, and Alliance & Leicester all have express conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease does not cover certain provisions they may refuse to grant the mortgage, forcing the purchaser to withdraw.
I invested in buying a studio flat in Robin Hoods Bay, conveyancing having been completed October 1997. How much will my lease extension cost? Similar flats in Robin Hoods Bay with over 90 years remaining are worth £186,000. The ground rent is £55 charged once a year. The lease finishes on 21st October 2078
With only 53 years remaining on your lease the likely cost is going to be between £27,600 and £31,800 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first seeking the advice of a professional.