I chose a Bishops Waltham based firm for my conveyancing in Bishops Waltham today. Upon checking the Terms it is apparent thatwe are responsible for costs even if the dealdoes not happen. Should I ditch them and instruct an on-line firm advertising no completion no charge conveyancing in Bishops Waltham?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be higher to counteract the cases that fail to complete. Also remember that these arrangements rarely cover disbursements by way of example Bishops Waltham conveyancing search fees.
I have been recommended a conveyancing solicitor in Bishops Waltham. I I am struggling to find out whether they are on the Norwich and Peterborough Building Society conveyancing panel. Can you help?
The first thing to do is e-mail your solicitor and enquire whether they are on the lender panel. Alternatively please call Norwich and Peterborough Building Society who may be able to confirm.
Should our solicitor be asking questions about flooding during the conveyancing in Bishops Waltham.
Flooding is a growing risk for lawyers specialising in conveyancing in Bishops Waltham. Plenty of people will purchase a property in Bishops Waltham, completely expectant that at some time, it may suffer from flooding. However, aside from the physical destruction, where a house is at risk of flooding, it may be difficult to get a mortgage, satisfactory building insurance, or sell the premises. There are steps that can be taken during the course of a property purchase to forewarn the buyer.
Lawyers are not qualified to offer advice on flood risk, however there are a number of checks that may be carried out by the buyer or on a buyer’s behalf which can figure out the risks in Bishops Waltham. The standard property information forms sent to a purchaser’s lawyer (where the Conveyancing Protocol is adopted) incorporates a usual inquiry of the owner to determine if the premises has suffered from flooding. If the premises has been flooded in past which is not revealed by the owner, then a buyer could issue a legal claim for losses stemming from an inaccurate response. The buyer’s lawyers should also order an environmental search. This should indicate whether there is any known flood risk. If so, further inquiries should be conducted.
The deeds to my property can not be found. The solicitors who conducted the conveyancing in Bishops Waltham 10 years ago have long since closed. Will I be able to sell the house?
Gone are the days when you need to hold title deeds to prove you are the registered proprietor of land or premises, given that the Land Registry have everything they need in a digital format.
I decided to have a survey completed on a house in Bishops Waltham in advance of appointing conveyancers. I have been advised that there is a flying freehold aspect to the house. Our surveyor advised that some lenders tend not grant a loan on such a home.
It depends who your proposed lender is. Santander has different instructions for example to Halifax. If you contact us we can check with the appropriate mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Bishops Waltham. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Bishops Waltham to see if the conveyancing costs will increase in light of this.
Can you offer any advice when it comes to choosing a Bishops Waltham conveyancing firm to carry out our lease extension conveyancing?
When appointing a property lawyer for your lease extension (regardless if they are a Bishops Waltham conveyancing practice) it is imperative that they be familiar with the legislation and specialises in this area of work. We advise that you speak with two or three firms including non Bishops Waltham conveyancing practices before you instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. The following questions could be helpful:
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How many lease extensions has the firm conducted in Bishops Waltham in the last year? How experienced is the firm with lease extension legislation?
I acquired a 1 bedroom flat in Bishops Waltham, conveyancing was carried out half a dozen years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Similar properties in Bishops Waltham with a long lease are worth £170,000. The ground rent is £50 per annum. The lease finishes on 21st October 2103
With only 78 years left to run we estimate the premium for your lease extension to range between £7,600 and £8,800 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.