My family solicitor has given a fee calculation of £995 for no sale no fee conveyancing in Arley. I am looking to sell a purpose built house for £175,000. Are these estimated fees excessive? Is it above what I should be paying for conveyancing in Arley?
The quote is fractionally on the steep side. If you shop around you may be able to shave off some of the expense by as much as £100 plus VAT. That being said, you couldcome to rue opting for an an unknown conveyancer. Remember to be sure that the conveyancer can act for your mortgage company. Do utilise our search tool to select a Arley conveyancing practice on the lender’s approved list of lawyers which can often include conveyancing solicitors in Arley.
We are planning to acquire a property and need a conveyancing solicitor in Arley who is on the Virgin Money approved panel. Could you point me in the right direction as regards a solicitor?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for Virgin Money . We don't recommend any particular firms conducting conveyancing in Arley.
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Arley. Do I pick up the keys to the house on the completion date from my conveyancer? If so, I will find a local conveyancing solicitor in Arley?
On the day of completion you do not need to go to the conveyancers office in Arley. Conveyancing lawyers for you will transfer the completion advance to the vendor’s lawyers, and shortly after the monies have arrived, you should be called to receive the keys from the selling Agents and move into your new home. Usually this occurs between 1 and 3pm.
I have today made my last payment due on my mortgage with Leeds Building Society. I assume I don't need a Arley solicitor on the Leeds Building Society panel to remove the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Leeds Building Society 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 Leeds Building Society mortgage from the register. Leeds Building Society, 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 Leeds Building Society has sent the Land Registry the discharge electronically, and
- Leeds Building Society has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Arley. My financial adviser recommended their conveyancers. I paid an advanced payment of £175. A few days later, the solicitor contacted me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I am purchasing my first flat in Arley with a loan from Barclays . The sellers would not move on the price so I negotiated 6k of additionals instead. The sale representative suggested that I not disclose to my conveyancer about this side-deal as it may put at risk my loan with Barclays . Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I own a leasehold house in Arley. Conveyancing and TSB mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1991. The conveyancing solicitor in Arley who acted for me is not around. Do I pay?
First contact the Land Registry to be sure that the individual purporting to own the freehold is indeed the new freeholder. There is no need to incur the fees of a Arley conveyancing practitioner to do this as you can do this on the Land Registry website for a few pound. Rest assured that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Arley Leasehold Conveyancing - Examples of Queries Prior to Purchasing
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This question is important as a) areas may result in problems for the block as the common areas may begin to deteriorate where repairs remain unpaid b) if the leasehold owners have a dispute with the managing agents you will want to know about it If a Arley lease has no more than 80 years it will impact the value of the property. Check with your lender that they are willing to go ahead with the loan given the lease term. A short lease means that you will probably require a lease extension at some point and you need to have some idea of what this would cost. Remember, in most cases you would be be obliged to have owned the premises for a couple of years in order to be eligible to extend the lease. What prohibitions are contained in the Arley Lease?
I have just started marketing my ground floor flat in Arley.Conveyancing solicitors are to be appointed soon but I have just had a quarterly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should discharge the maintenance contribution as normal because all ground rent and maintenance charges should be apportionedas part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice 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. Having a clear account will assist your cause and will leave you no worse off financially