I am in the throes of switching my current residential mortgage to a Buy to Let Bank of Scotland mortgage. The bank has said that I need a conveyancer as part of the process. I got in contact with the same Baguley conveyancing practitioner who dealt with the legals when I first purchased the house. The costs illustration they've given of £550 is surprising as I am not require purchase conveyancing - it’s simply a bog-standard refinance.
The estimate does seem a little steep. If you shop around you might get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, providing that you were satisfied with the service the firm offered you mightlive to rue opting for an an unknown solicitor. Don't forget to enquire the conveyancer can represent Bank of Scotland. Do utilise our search tool to find a Baguley conveyancing firm on the Bank of Scotland approved list of lawyers, which can often include conveyancing solicitors in Baguley.
Why is leasehold purchase conveyancing in Baguley costs more?
Baguley leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving relevant notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.
My property lawyer in Baguley is not on the TSB Conveyancing Panel. Is it possible for me to continue with my family solicitor notwithstanding that they are excluded from the TSB approved list?
The limited options open to you here include:
- Complete the purchase with your existing Baguley solicitors but TSB will need to use a lawyer on their panel. This will result in additional overall conveyancing charges as well as cause delays.
- Find an alternative lawyer to act in the conveyancing, remembering to check they are on the TSB panel
I am due to move house in August. Will my conveyancing solicitor liaise with the removal company on the completion day. As an aside, can you suggest a removal company in Baguley. Conveyancing solicitor was organised before I stumbled across this site.
On the day of completion you will need to collect the keys from your estate agent however this can only be done when the sellers solicitors inform the agent that they acknowledge receipt of the completion payment and the keys can be collected. After that you should advise the removal company that you are ready to move in. We are not in a position to recommend a particular removal organisation but can help you choose a residential property solicitor in Baguley or a lawyer with expertise in conveyancing in Baguley.
I am selling my apartment. I had a double glazing fitted in April 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s lender, TSB are being problematic. The Baguley solicitor who is on the TSB conveyancing panel is happy to accept ‘lack of building regulation’ insurance but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
At last I have had an offer on an apartment in Baguley accepted, the owners do nevertheless have a connected purchase. The vendors have put an offer on a property, but it’s not yet tied up, and have viewings of other properties booked. I have chosen a local conveyancing solicitor in Baguley. What should be my next step? When should I get the mortgage application with Bank of Ireland started?
It is usual to have concerns where there is a chain as you are unlikely to want to incur costs too early (mortgage application is approx £1k, then survey, Baguley conveyancing search fees, etc). The first course of action is to check that your conveyancing practitioner is on the Bank of Ireland conveyancing panel. Regarding the next phase this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. During a buoyant market some buyers would apply for a home loan with Bank of Ireland and pay for the valuation and only if it comes back ok would they ask their conveyancer to proceed with searches.
My business partner and I are planning to take an assignment of a lease of an office on a shopping parade. Can you recommend solicitors offering no-move-no fees for commercial conveyancing in Baguley for below 2k?
We are happy to recommend firms who have specialist knowledge of commercial conveyancing in Baguley, including the sale and purchase of businesses as well as simply property. Whether you are hoping to buy or dispose of a shop, pub, restaurant, office, retail unit or a whole business we will put you in touch with the right solicitor. As for the fees these will vary based on the structure and nuances of the deal. Let us have your details or phone us so that we can provide you with a fixed commercial conveyancing quote.
Completion is due on the sale of our £150,000 garden flat in Baguley in six days. The management company has quoted £300 for Landlord’s certificate, building insurance schedule and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Baguley?
Baguley conveyancing on leasehold maisonettes usually necessitates the purchaser’s conveyancer sending enquiries for the landlord to address. Although the landlord is not legally bound to address such questions most will be willing to assist. They are at liberty to levy a reasonable charge for responding to questions or supplying documentation. There is no upper cap for such fees. The average fee for the information that you are referring to is £350, in some cases it is above £800. The administration charge demanded by the landlord must be accompanied by a summary of rights and obligations in respect of administration fees, otherwise the invoice is technically not due. In reality one has little option but to pay whatever is demanded if you want to exchange contracts with the buyer.
I invested in buying a 1st floor flat in Baguley, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Baguley with a long lease are worth £191,000. The average or mid-range amount of ground rent is £55 levied per year. The lease expires on 21st October 2079
With only 54 years unexpired we estimate the premium for your lease extension to be between £31,400 and £36,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. 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 move forward based on this information without first seeking the advice of a professional.