I opted for a local firm for my conveyancing in Arundel recently. Going through the Terms and Conditions I seeI am on the hook for fees even where the conveyance does not complete. Would I be best advised to choose an internet conveyancing brokerage advertising no completion no charge conveyancing in Arundel?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the fee levels will tend to be be uplifted to offset the cases that fail to complete. Dont forget that such offerings tend not to cover outlay by way of example Arundel conveyancing search expenses.
I am considering remortgaging my apartment in Arundel, does my lawyer need to be on the HSBC Solicitor panel?
In theory, you could use a solicitor that is not on the HSBC conveyancing panel, but HSBC would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same transaction.
We are downsizing from our house in Arundel and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know that there is no such problem. It does beg the question why the purchasers are using a nationwide conveyancing firm as opposed to a conveyancing solicitor in Arundel. Having lived in Arundel for 5 years we know of no issue. Should we get in touch with our local Authority to obtain confirmation need.
It would appear that you have a conveyancing solicitor already. Are they able to advise? You need to 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 life insurance to cover that same ailment)
How does conveyancing in Arundel differ for newly converted properties?
Most buyers of new build property in Arundel approach us having been asked by the builder to sign contracts and commit to the purchase even before the residence is completed. This is because developers in Arundel typically purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct property lawyers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Arundel or who has acted in the same development.
I decided to have a survey done on a property in Arundel prior to instructing conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor advised that some banks tend refuse to give a loan on such a house.
It varies from the lender to lender. Santander has different requirements from Birmingham Midshires. Should you wish to call us we can look into this further with the relevant lender. If you lender is happy to lend one our lawyers can assist as they are used to dealing with flying freeholds in Arundel. Conveyancing may be slightly more expensive based on your lender's requirements.
I work for a long established estate agency in Arundel where we have experienced a number of flat sales jeopardised due to leases having less than 80 years remaining. I have received conflicting advice from local Arundel conveyancing solicitors. Can you clarify whether the owner of a flat can commence the lease extension process for the purchaser on completion of the sale?
Provided that the seller has owned the lease 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 proposed purchaser can avoid having 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 prior to, 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.
Arundel Leasehold Conveyancing - A selection of Questions you should consider before buying
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The prefered form of lease arrangement is where the freehold title is in the ownership of the leaseholders. In this arrangement the tenants benefit from control and even though a managing agent is frequently employed where the building is larger than a house conversion, the managing agent acts for the leaseholders themselves. How is the lease structured? What is the the remaining lease term?