Having been suggested to visit your site we were going to go ahead with a conveyancing solicitor in Blakeney listed by you but have come across some other costs illustrations via the web seem cheaper – how come?
You can find lots of conveyancers marketing what appear to be cut price. We would urge you to give due consideration as to how important this transaction is to you that you are willing to take 'cheap' risks over the quality of the conveyancing. Some embed fees deep into the terms and conditions. The conveyancers that we list for conveyancing in Blakeney neverdo this.
My wife and I have lately bought a property in Blakeney. We have since encountered a number of issues with the house which we suspect were overlooked in the conveyancing searches. Do we have any recourse? Can you clarify the type of searches that needed to have been conducted for conveyancing in Blakeney?
The question is not clear as what problems have arisen and if they are specific to conveyancing in Blakeney. Conveyancing searches and due diligence initiated during the legal transfer of property are carried out to help avoid problems. As part of the process, the vendor fills in a questionnaire known as a SPIF. If the information provided is incorrect, then you may have a claim against the seller for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Blakeney.
A colleague suggested that if I am purchasing in Blakeney I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is occasionally included in the estimate for your Blakeney conveyancing searches. It is a large document of about 40 pages, listing and setting out significant information about Blakeney around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Blakeney Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Blakeney Education with maps and statistics, Local Amenities and other useful information regarding Blakeney.
Despite weeks of looking the Title Certificate and documents to my house can not be found. The conveyancers who dealt with the conveyancing in Blakeney 5 years ago have long since closed. What do I do?
Nowadays there are copies made of almost everything, and your conveyancer should be aware precisely where to find all the relevant documentation so you can buy or dispose of your house without a hitch. If copies can’t be found, your conveyancer may be able to put in place insurance or indemnities protecting you against future claims on the property.
I decided to have a survey done on a property in Blakeney prior to retaining conveyancers. I have been advised that there is a flying freehold element to the house. My surveyor has said that some lenders will refuse to give a mortgage on such a property.
It depends who your proposed lender is. Lloyds has different requirements for example to Birmingham Midshires. Should you wish to call us we can check with the appropriate lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Blakeney. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Blakeney to see if the conveyancing costs will increase in light of this.
What advice can you give us when it comes to choosing a Blakeney conveyancing firm to carry out our lease extension conveyancing?
If you are instructing a solicitor for lease extension works (regardless if they are a Blakeney conveyancing practice) it is imperative that he or she should be familiar with the legislation and specialises in this area of conveyancing. We recommend that you talk with two or three firms including non Blakeney conveyancing practices prior to instructing a firm. If the firm is ALEP accredited then so much the better. The following questions might be of use:
-
Can they put you in touch with clients in Blakeney who can give a testimonial?
I invested in buying a ground floor flat in Blakeney, conveyancing was carried out half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable properties in Blakeney with a long lease are worth £195,000. The average or mid-range amount of ground rent is £45 yearly. The lease terminates on 21st October 2088
With only 63 years unexpired we estimate the price of your lease extension to range between £16,200 and £18,600 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.