In the event thatI was to buy a straightforward housein Lowestoft mortgage fee and have no survey and no conveyancing searches how much could I expect to have to pay for conveyancing in Lowestoft?
The only reduction in fees you would make on is the Lowestoft conveyancing searches. A conveyancer still be obliged to do everything else - money laundering, communicating with the vendors lawyer, SDLT return, register the property etc. A slight saving might be made by not having to register a mortgage but it will not be a lot.
When reviewing online forums for a cheap lawyer in Lowestoft, many comment that I should instruct a CQS accredited solicitor. Can you explain what CQS is?
The Law Society's Conveyancing Quality Scheme is the recognised quality mark for legal experts in home moving process, trusted by some of the UK's major lenders. Four years ago the Conveyancing Quality Scheme was officially recognised by the Building Societies Association (BSA). The scheme does not cover licenced conveyancers. Lowestoft is one of the many areas of the UK where there are CQS solicitors.
I am assisting my niece sell her flat in Lowestoft. Does the solicitor order the EPC or it is for the seller to coordinate?
Following the abolition of Home Packs, energy performance certificates was retained a required element of selling a property. An energy assessment should be commissioned before the property is put on the market. It is not a task that solicitors normally arrange. If you are using a Lowestoft conveyancing solicitor they might be willing to arrange energy performance certificates given their contacts with long established local providers
It is not clear whether my mortgage offer requires a lease extension. I have telephoned my Lowestoft bank branch on a couple of occasions and was reassured it wasn't a problem and they will lend. My Lowestoft conveyancing solicitor - who is on the mortgage company conveyancing panel- called and was told they refuse to lend in accordance with their specific requirements. Who do I believe?
Your solicitor must comply with the Council of Mortgage Lenders’ Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
After what seems like an age I have had an offer on a maisonette in Lowestoft accepted, the owners do nevertheless have a tied purchase. The sellers have offered on a property, however it’s not yet agreed to, and have viewings of other flats booked. I have instructed a nearby conveyancing solicitor in Lowestoft. What should be my next step? When should I get the mortgage application with Lloyds going?
It is usual to have concerns where there is a chain as you are unlikely to want to be too out of pocket prematurely (home loan application is approx one thousand pounds, then survey, Lowestoft conveyancing search fees, etc). First, you must ensure that your property lawyer is on the Lloyds approved list. As to the next phase this very much depends on the specifics of your transaction, attraction to this property and on the state of the market. In a hot market some home buyers would apply for a home loan with Lloyds and arrange for the valuation and only if it was satisfactory would they pay their solicitor to press on with searches.
My wife and I are close to exchanging contracts on the sale of our home in Lowestoft and according to the buyers it appears that there is a possibility that the property was built on contaminated land. A local conveyancer would know that there is no such problem. For the life of me I don't know why the purchasers instructed an online conveyancing firm rather than a conveyancing solicitor in Lowestoft. We have lived in Lowestoft for many years we know that this is a non issue. Do we contact our local Authority to get confirmation that the buyers are looking for.
It would appear that you have a conveyancing solicitor currently acting for you. Are they able to advise? You must enquire of your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same ailment)
I have been on the look out for a leasehold apartment up to £235,500 and identified one near me in Lowestoft I like with amenity areas and station in the vicinity, however it's only got 61 years unexpired on the lease. There is not much else in Lowestoft suitable, so just wondered if I would be making a mistake buying a short lease?
If you require a home loan the remaining unexpired lease term will be an issue. Discount the price by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the premises for a minimum of twenty four months you can ask them to commence the lease extension formalities and pass it to you. An additional ninety years can be extended on to the current lease term with a zero ground rent applied. You should speak to your conveyancing solicitor about this.