I am nearing exchange of contracts for my flat in Uckfield and the estate agent has just e-mailed to warn that the buyers are swapping solicitor. The excuse is that the lender will only engage with property lawyers on their approved list. Why would a major mortgage company only work with certain lawyers rather the firm that they want to appoint to handle their conveyancing in Uckfield ?
Lenders have always had an approved set of law firms that can represent them, but in the last few years big names such as Lloyds Banking Group, have reviewed and reduced their conveyancing panel– in some cases removing conveyancing firms who have acted for them for more than 15 years.
Lending institutions justify this action to a rise in fraud as the reason for the reduction – criteria have been tightened as a smaller panel is easier to keep an eye on. Banks tend not to disclose how many solicitors have been dropped, claiming the information is commercially sensitive, but the Law Society says it is hearing daily from firms that have been removed from panels. Some do not even realise they have been dropped until contacted by a borrower who has instructed them as might be the situation in your buyers' case. Your purchasers are unlikely to have any sway in the decision.
Do commercial conveyancing searches reveal planned roadworks that could impact a commercial site in Uckfield?
Many commercial conveyancing solicitors in Uckfield will carry out a SiteSolutions Highways report as it reduces the time that conveyancers spend in researching accurate data on highways that impact buildings and development assets in Uckfield. The report sets out definitive data on the adoption status of roads, footpaths and verges, as well as the implication of traffic schemes and the rights of way surrounding a commercial development sites in Uckfield.
For each commercial conveyancing transaction in Uckfield it is critical to investigate the adoption status of roads surrounding a site. The absence of identifying developments where adoption procedures have not been addressed adequately may result in delays to Uckfield commercial conveyancing deals as well as present a risk to future plans for the site. These searches are not carried out for domestic conveyancing in Uckfield.
My wife and I have a terraced Victorian house in Uckfield. Conveyancing solicitor represented me and Nationwide Building Society. I happened to do a free search for it on the Land Registry database and I saw two entries: the first freehold, another for leasehold with the exact same property. Is it worth asking Nationwide Building Society to clarify?
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 owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Uckfield and other areas of the country and poses no real issues for owners other than when they buy they have to account for both freehold and leasehold interests when dealing with lenders. You can also question the position with the conveyancing solicitor who completed the work.
I decided to have a survey carried out on a house in Uckfield prior to retaining conveyancers. I have been told that there is a flying freehold overhang to the house. My surveyor advised that some mortgage companies will not give a loan on a flying freehold house.
It varies from the lender to lender. Lloyds has different requirements for example to Halifax. Should you wish to call us we can look into this further with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Uckfield. Conveyancing may be slightly more expensive based on your lender's requirements.
I am downsizing from my property. My former solicitors has retired. I would be grateful for any recommendation of a conveyancing firm. Im based in Uckfield if that affects matters.
You should use our search tool to help you find a solicitor for your conveyancing in Uckfield. We have connected thousands of home buyers and sellers with lender approved solicitors to ensure that the legalities of their house move runs smoothly.
I only have Sixty One years unexpired on my lease in Uckfield. I am keen to get lease extension but my landlord is missing. What options are available to me?
If you meet the appropriate requirements, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be granted an extra 90 years by the magistrate. You will be obliged to prove that you or your lawyers have made all reasonable attempts to find the freeholder. For most situations a specialist should be useful to carry out a search and to produce an expert document which can be accepted by the court as proof that the freeholder can not be located. It is advisable to get professional help from a conveyancer both on investigating the landlord’s absence and the vesting order request to the County Court overseeing Uckfield.
I am the registered owner of a split level flat in Uckfield, conveyancing formalities finalised half a dozen years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Equivalent properties in Uckfield with a long lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ceases on 21st October 2075
With only 53 years unexpired the likely cost is going to range between £27,600 and £31,800 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed due diligence. Do not use this information in tribunal or court proceedings. There may be other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. You should not move forward based on this information without first seeking the advice of a professional.