A loan offer from Nationwide for the remortgage of my 3 bedroom apartment is due any day now. Could you propose a low cost conveyancing practitioner in Robin Hoods Bay?

This site is not designed to help those in pursuit of cut-price fees for conveyancing in Robin Hoods Bay. We can offer you affordable conveyancing but our intention is not to advertise as being the cheapest. Avoid the trap of appointing companies seducing you with £100 conveyancing in Robin Hoods Bay. Optimistically, in choosing a lawyer for cheap conveyancing, you will get your money’s worth and at worst it will result in you paying a lot in extras and still not receive the service required.

I own a freehold residence in Robin Hoods Bay but nevertheless invoiced for rent, why is this and what is this?

It is rare for properties in Robin Hoods Bay and has limited impact for conveyancing in Robin Hoods Bay 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 many centuries, but the Rent Charge Act 1977 barred the establishment of fresh rentcharges post 1977.

Old rentcharges can now be extinguished by making a one off payment under the Act. Any rentcharges that are still in existence after 2037 will be extinguished.

I need to instruct a conveyancing solicitor in Robin Hoods Bay for my home move. Is it possible to check a solicitor's complaints history with the profession’s regulator?

Members of the public may review presented Solicitor Regulator Association (SRA) decisions resulting from investigations from 2008 onwards. Go to Check a solicitor's record. For records about the period before 1 January 2008, or to check a solicitors history, ring 0870 606 2555, 08.00 - 18.00 any week day save for Tuesday when lines open at 9.30am. For non-uk callers, dial +44 (0)121 329 6800. The SRA sometimes recorded call for training reasons.

I work for a busy estate agency in Robin Hoods Bay where we have experienced a number of flat sales jeopardised due to short leases. I have been given contradictory information from local Robin Hoods Bay conveyancing solicitors. Can you shed some light as to whether the vendor of a flat can instigate the lease extension formalities for the purchaser on completion of the sale?

Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or simultaneously with completion of the sale.

Alternatively, it may be possible to agree the lease extension with the freeholder either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the purchaser.

Leasehold Conveyancing in Robin Hoods Bay - A selection of Queries before Purchasing

Who is in charge of the block? Are any of leasehold owners in dispute over their service charge payments?

Our solicitor in Robin Hoods Bay has identified a a problem with the lease for the flat we are buying in Robin Hoods Bay. The seller’s lawyers have put forward title insurance as a workaround. We are happy with insurance and will cover the costs. Our solicitor has advised that as he is on the bank conveyancing panel he must be satisfied that the lender is happy with this solution. Are we the client or is the lender?

The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the lender are the client. A precondition to being on the lender approved panel is to comply with the UK Finance Lenders’ Handbook requirements. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects will the lease so that the bank can be afforded the opportunity to check with their valuer as to the extent that the value of the property is affected . Should you refuse to allow your lawyer to make the appropriate notification then your lawyer will have no choice but to discontinue acting for you.