I am in the throes of porting my current residential loan to a Buy to Let Godiva Mortgages Ltd mortgage. The bank has said that I need a solicitor as part of the process. I had a chat my past St Annes conveyancing solicitor who acted on my behalf when I first bought the property. The fee calculation provided of £500 is an eye-watering amount to do this as its a refinance than a sale or purchase.
The estimate fees are a little high. If you you were to look around you may be able to reduce the fees marginally by as much as £125. On the other hand, providing that you were content with the legal work the firm offered you couldlive to rue opting for an an unknown lawyer. Remember to enquire that the conveyancer can act for Godiva Mortgages Ltd. Do make use of our search tool to find a St Annes conveyancing firm on the Godiva Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in St Annes.
I purchased a freehold premises in St Annes but nevertheless invoiced for rent, why is this and what is this?
It is rare for properties in St Annes and has limited impact for conveyancing in St Annes but some freehold properties in England (particularly common in North West England) pay an annual sum known as a Chief Rent or a Rentcharge to a third party who has no other legal interest in the land.
Rentcharge payments are usually between £2.00 and £5.00 per year. Rentcharges have existed for hundreds of years, but the Rent Charge Act 1977 barred the creation of fresh rentcharges from 1977 onwards.
Previous rentcharges can now be extinguished by making a lump sum payment under the Act. Any rentcharges that are still in existence in 2037 will be extinguished.
I require expedited conveyancing in St Annes as I am faced with a deadline to exchange contracts within 2 weeks. Luckily I do not require a mortgage. Can I decline from having conveyancing searches to save money and time?
If.Given you are not obtaining a mortgage you have the choice not to do searches although no lawyer would recommend that you don't. With plenty of history conveyancing in St Annes the following are instances of what can arise and adversely affect future saleability: Enforcement Notices, Overdue Fees, Overdue Grants, Unadopted Roads,...
Are there restrictive covenants that are commonly identified as part of conveyancing in St Annes?
Restrictive covenants can be picked up when reviewing land registry title as part of the legal transfer of property in St Annes. 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 St Annes differ for new build properties?
Most buyers of new build or newly converted property in St Annes approach us having been asked by the builder to exchange contracts and commit to the purchase even before the house is constructed. This is because new home sellers in St Annes tend to 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 accustomed to new build conveyancing in St Annes or who has acted in the same development.
My husband and I are 14 days into a freehold purchase having been referred to a firm by the high street agent to carry out the conveyancing in St Annes. We are not happy. Could you you assist me in finding new solicitors?
A lawyer would need to be really bad in order to consider replacing them. Has your loan offer been issued? If so you will need to make them aware of the new lawyer and ensure the mortgage documents are re-issued. Your new conveyancer needs to be on the mortgage company approved list to avoid supplemental expenses and complications. That should be your first question of the new lawyers. Our search tool should help you find a lender approved conveyancer for your home move in St Annes