We instructed a Badsey based solicitor for my conveyancing in Badsey recently. Looking through the official terms of business I noteI am on the hook for charges even if the movedoes not go ahead. Would I be best advised to select a web based solicitor practice offering no completion no cost conveyancing in Badsey?
It is usually a trade off in that if "No Completion No Fee" is advertised then the conveyancing charges will generally be uplifted to counteract the transactions that do not proceed. Dont forget that these schemes rarely protect you from expenditure e.g. Badsey conveyancing search expenses.
Can you clarify what the consequences are if my lawyer’s firm is suspended from the Clydesdale Conveyancing panel ahead of completing my conveyancing in Badsey?
First, this is a very rare occurrence. 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 at a cost.
Is there a list of Virgin Money panel conveyancers in Badsey on the UK Finance Lenders’ Handbook Website?
No. There is no such tool on the Council of Mortgage Lenders or Building Society Association websites. Very few lending institutions make their panel listings open the public on the web. If you are in need of a Badsey property lawyer on the Virgin Money please use our facility.
We previously selected conveyancing lawyers located in Badsey on the Skipton solicitor panel. They are now charging me a separate charge for dealing with the Skipton mortgage. Is this a supplemental conveyancing fee specified by Skipton?
Provided it is contained in their Terms of Engagement or Quote then yes your conveyancing practitioner may charge a fee for this. The charge is not dictated by Skipton but by your Badsey conveyancing practitioner. Some firms on the Skipton panel will charge an ‘acting for lender’ fee and others do not.
After months of negotiation I have agreed a price on a house in Badsey. My mortgage broker suggested a property lawyer. I paid an upfront payment of £200. A few days later, the lawyer called me to say that they were not on the Nottingham 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 Nottingham 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.
We are planning on selling our property in Badsey and according to the buyers it appears that there is a possibility that the property was built land that was not decontaminated. A local lawyer would know this is not the case. It does beg the question why the purchasers are using an internet conveyancing practice rather than a conveyancing solicitor in Badsey. We have lived in Badsey for 5 years we know that this is a non issue. Is it a good idea to contact our local Authority to seek confirmation that the buyers are looking for.
It sounds as though you may have a conveyancing lawyer already. Are they able to advise? You must check with 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 health insurance to cover that same ailment)
Yesterday I discovered that there is a flying freehold element on a property I put an offer in two weeks back in what was supposed to be a simple, chain free conveyancing. Badsey is where the house is located. What do you suggest?
Flying freeholds in Badsey are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Badsey you must be sure that your lawyer goes through the deeds very carefully. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Badsey may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Having had my offer accepted I require leasehold conveyancing in Badsey. Before I get started I require certainty as to the remaining lease term.
If the lease is recorded at the land registry - and most are in Badsey - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I own a 1st floor flat in Badsey, conveyancing formalities finalised in 2009. How much will my lease extension cost? Similar properties in Badsey with a long lease are worth £170,000. The ground rent is £50 per annum. The lease finishes on 21st October 2104
With just 79 years remaining on your lease we estimate the price of your lease extension to range between £7,600 and £8,800 as well as legals.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more detailed investigations. You should 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. Neither should you take any other action placing reliance on this information without first getting professional advice.