I am in the throes of changing my domestic mortgage to a Buy to Let Godiva Mortgages Ltd mortgage. The bank has said that I need a solicitor for this. I had a chat my previous Aintree conveyancing firm who who conducted the conveyancing when I first bought the premises. The quote supplied of £575 plus disbursements has surprised me as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The estimate fees seem a tad high. If you are content to spend time comparing costs you could trim some of the expense by say a hundred pounds. That being said, assuming were content with the assistance the firm offered you maycome to rue opting for an an untested solicitor. Remember to ensure that the solicitor can also act for Godiva Mortgages Ltd. Do use our search tool to get a quote a Aintree conveyancing firm on the Godiva Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in Aintree.
Can you clarify what the consequences are if my lawyer’s firm is expelled from the RBS Conveyancing panel ahead of completing my conveyancing in Aintree?
The first thing to point out is that, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
Intending to buy a house in Aintree. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Clydesdale conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Aintree conveyancing practitioner is on the Clydesdale conveyancing panel.
TSB have agreed my mortgage in principle, my bid on a flat in Aintree has been accepted, what are the next steps?
The estate agent will wish to be advised as to your lawyer's details (be sure the solicitors are on the lender’s panel). Contact TSB or your broker and complete any relevant paperwork. TSB will instruct a valuer who will get in contact with the estate agent or seller to arrange a slot for the valuation to take place. Once carried out (assuming no problems) it takes approximately a fortnight for the mortgage offer to be issued. TSB will send the offer to you and your solicitors. The transaction will then take it’s course according the nature and complexity of the conveyancing in Aintree.
I have finally had an offer on a flat in Aintree accepted, but there is a chain. The sellers have placed an offer on somewhere, however it’s not yet agreed to, and have viewings of other properties booked. I have instructed a nearby conveyancing solicitor in Aintree. What should be my next step? At what point do I apply for the mortgage with Co-operative?
It is usual to have concerns where there is a chain as you are unlikely to want to incur expenses too early (home loan application is approx £1k, then survey, Aintree conveyancing search costs, etc). The first course of action is to ensure that your lawyer is on the Co-operative conveyancing panel. Regarding the next steps this very much dictated by the specifics of your case, desire for this property and on the state of the market. In a rising market some home buyers would apply for a home loan with Co-operative and pay for the valuation and only if it was satisfactory would they ask their property lawyer to move forward with the conveyancing in Aintree.
Is it possible to swap conveyancer as I have to appoint a firm on the Alliance & Leicester conveyancing list. I hired a local conveyancing solicitor in Aintree round the corner but she is not accepted by Alliance & Leicester
It would be our pleasure to assist you find a conveyancing solicitor in Aintree on the Alliance & Leicester panel. Please note that the conveyancers that we on the directory do not pay us commission if you instruct them and are authorised and regulated by the SRA who regulate all conveyancing solicitors in Aintree. In utilising search facility on this page, you can compare and instruct different solicitors and conveyancers both nationally and in Aintree.
Estate agents have just been given the go-ahead to market my basement apartment in Aintree. Conveyancing solicitors are to be appointed soon, but I have recently had a half-yearly maintenance charge invoice – what should I do?
It best that you clear the service charge as usual given that all rents and service charges will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the buyer for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I inherited a basement flat in Aintree, conveyancing formalities finalised in 2001. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Aintree with an extended lease are worth £195,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease terminates on 21st October 2087
With 63 years left to run the likely cost is going to be between £16,200 and £18,600 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more comprehensive investigations. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first seeking the advice of a professional.
My wife and I have recently appointed a conveyancing solicitor in Aintree. I I would like to check if they are on the bank's approved list of lawyers. Can you advise?
You should phone your lawyer to enquire if they are on the bank's approved list. Alternatively please get in touch with us and we can investigate and revert. If they are not on the conveyancing panel we can certainly arrange a quality conveyancing solicitor in Aintree on the approved list for your lender.