A mortgage agreement from Nationwide for the remortgage of my 4 bedroom apartment is due within the next few days. Are you able to propose a low cost conveyancing lawyer in St Leonards On Sea?
You are on the wrong site if you are in need of a cheap conveyancing in St Leonards On Sea. Our intention is to offer excellent value conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing companies offering the bait of ninety nine pound conveyancing in St Leonards On Sea. The optimum result, in going for cheap conveyancing, you will get your money’s worth and at worst it will result in you being stung for extras and still not end up with the service required.
My brother-in-law has suggested I instruct a conveyancing solicitor in St Leonards On Sea. I need to find out if they are accepted on the Chelsea Building Society approved list of lawyers. Can you advise?
The first thing you should do is e-mail your conveyancer and ask them whether they can act for the lender. Otherwise you should call Chelsea Building Society who may be able to help.
We previously selected conveyancers located in St Leonards On Sea on the Leeds Building Society solicitor panel. They have just invoiced me an additional amount for the legal aspects of the Leeds Building Society mortgage. Is this a supplemental conveyancing fee set by Leeds Building Society?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your lawyer may charge a fee for this. This charge is not dictated by Leeds Building Society but by your St Leonards On Sea lawyer. Some firms on the Leeds Building Society panel will levy an ‘acting for lender’ fee and others do not.
We expect to receive a OIP from Principality 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 Principality recommend any St Leonards On Sea solicitors on the Principality conveyancing panel, or is it better to find our own lawyer?
You will need to appoint St Leonards On Sea solicitors independently although you'll need to choose one on the Principality conveyancing panel. The solicitor represents both you and Principality through the process.
I have today made my last payment due on my mortgage with Virgin Money. I assume I don't need a St Leonards On Sea conveyancer on the Virgin Money panel to discharge the mortgage at the Land Registry. Am I right?
If you have finished paying off your Virgin Money mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Virgin Money mortgage from the register. Virgin Money, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Virgin Money has sent the Land Registry the discharge electronically, and
- Virgin Money has instructed the Land Registry to do so
Me and my brother have a semi-detached Georgian house in St Leonards On Sea. Conveyancing lawyer acted for me and Lloyds TSB Bank. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, the second leasehold with the exact same address. Is it worth asking Lloyds TSB Bank to clarify?
You should read 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 St Leonards On Sea 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 position with the conveyancing lawyer who conducted the purchase.
The estate agent has sent us the confirmation of our purchase of a new build flat in St Leonards On Sea. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build legal work.
Set out below is a sample of a few leasehold new build questions that you can expect your new-build leasehold conveyancing in St Leonards On Sea
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If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please provide evidence that the form of Lease proposed has been approved by the Land Registry.
Back In 2004, I bought a leasehold flat in St Leonards On Sea. Conveyancing and Clydesdale mortgage went though with no issue. A letter has just been received from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing solicitor in St Leonards On Sea who acted for me is not around. What should I do?
First contact the Land Registry to be sure that this person is indeed the new freeholder. It is not necessary to instruct a St Leonards On Sea conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a 1st floor flat in St Leonards On Sea, conveyancing was carried out in 1997. Can you give me give me an indication of the likely cost of a lease extension? Comparable flats in St Leonards On Sea with over 90 years remaining are worth £216,000. The average or mid-range amount of ground rent is £50 charged once a year. The lease terminates on 21st October 2094
With 69 years left to run we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The suggested premium range 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 may be other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information before getting professional advice.