We were about to choose a conveyancing solicitor in Ashford found using your search tool but have come across some other fee calculations on the internet look cheaper – how come?
There are many firms of firms promoting so-called cut-price conveyancing, yet more often than not extracharges result in the final invoice mounting up beyond all recognition. According to the Legal Ombudsman costs listed in terms of business should be equitable and be applied The solicitors that we list for conveyancing in Ashford genuinely set out all legal fees for a standard conveyancing case.
My solicitor has identified a a problem with the lease for the flat we are buying in Ashford. The seller’s lawyers have suggested title insurance as a solution. We are content with insurance and will pay for it. Our solicitor says that he must be satisfied that the mortgage company is content with this solution. Who is the client here, us or the lender?
The short answer to your last question is that, notwithstanding the potential for a conflict of interest, you and the bank are the client. Your property lawyer must comply with the UK Finance Lenders’ Handbook provisions. The UK Finance Lenders’ Handbook conditions require your lawyer to disclose issues such as defects with 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 conveyancing practitioner will have no choice but to discontinue acting for you.
What is the first thing I need to know concerning purchase conveyancing in Ashford?
Not many law firms shout this from the rooftops but conveyancing in Ashford or throughout England and Wales is often a confrontational process. Put another way, when it comes to conveyancing there is an abundance of room for conflict between you and others involved in the ownership transfer. For instance, the seller, property agent and sometimes a bank. Appointing a lawyer for your conveyancing in Ashford should not be taken lightly as your conveyancer is your adviser, and is the ONE person in the process whose role it is to act in your best interests and to protect you.
We are witnessing a distinct emergence of a "blame" culture- someone must be at fault for the process taking so long. We recommend that you your first instinct should be to trust your lawyer above all other parties in the home moving process.
This question may be naive but I am wet behind the ears as a first time purchaser of a garden flat in Ashford. Do I pick up the keys to the house on the completion date from my solicitor? If so, I will appoint a local conveyancing solicitor in Ashford?
There is no need to visit the lawyers office on the day of completion. Your solicitors will arrange to send the purchase money to the owner’s solicitors, and shortly after the monies have arrived, you will be called to collect the keys from the property Agents and start moving into the property. This tends to happen early afternoon.
I am currently in the process of buying my council flat in Ashford. I have a mortgage agreed with HSBC. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with HSBC, you will need to appoint a solicitor on the HSBC conveyancing panel.
The formalities of my purchase has taken place for my property in Ashford. Conveyancing was of an acceptable standard but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
Almost all banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. Ordinarily complaints to a lender are resolved effectively and efficiently. If you feel the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR with full details of your complaint.
Over the last few months I have been searching for a ground for flat up to £245,000 and found one near me in Ashford I like with a park and station nearby, the downside is that it's only got 49 years on the lease. There is not much else in Ashford in this price bracket, so just wondered if I would be making a grave error buying a short lease?
If you need a mortgage the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the amount the lease extension will cost if it has not already been discounted. If the existing owner has owned the premises for at least 2 years you can request that they commence the lease extension formalities and then assign it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
What are your top tips when it comes to finding a Ashford conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a conveyancer for your lease extension (regardless if they are a Ashford conveyancing firm) it is essential that they be familiar with the legislation and specialises in this area of conveyancing. We recommend that you speak with two or three firms including non Ashford conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then that’s a bonus. The following questions could be helpful:
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Can they put you in touch with clients in Ashford who can give a testimonial? What are the costs for lease extension conveyancing?
I have tried to negotiate informally with with my landlord for a lease extension without any joy. Can the Leasehold Valuation Tribunal decide on such matters? Can you recommend a Ashford conveyancing firm to assist?
Most certainly. We are happy to put you in touch with a Ashford conveyancing firm who can help.
An example of a Lease Extension case for a Ashford flat is 147 Redford Close in June 2012. The Tribunal determined the lease extension premium to be at £4,200 This case related to 1 flat. The unexpired lease term was 82.93 years.