I opted for a high street solicitor for my conveyancing in Bramhall last week. Upon checking the official terms of business I noteI am on the hook for costs even if the sale aborts. Should I ditch them and appoint an internet lawyer offering no completion no charge conveyancing in Bramhall?
It is usually ‘give and take’ in that if "No Sale No Fee" is offered then the fee levels will generally be higher to neutralise those cases that do not proceed. You should be mindful that these promotions generally do not protect you from expenditure such as Bramhall conveyancing search fees.
Our god-son is in the process of securing a house that has just been built in Bramhall with a home loan from Co-operative. His solicitor has said that there is a delay in receiving the ‘Disclosure of Incentive Form’. This document is news to me - what is it and who needs sight of it?
The document is intended to provide information to the main parties engaged in the transaction. Therefore, it will be provided to your son’s lawyer who should be on the Co-operative conveyancing panel as a standard part of the process, and to the surveyor when requested. The developer will be required to start the process by downloading the form and completing it. The form will therefore need to be available for the valuer at the time of his or her site visit. The form should be sent to the Co-operative conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Should conveyancers ask for money up-front for conveyancing in Bramhall?
If you are buying a property in Bramhall your solicitor will request that you to provide them with funds to cover the search fees. This will be the total of the cost of the conveyancing searches. If any deposit is as part of the sale price then this will be asked for immediately before exchange of contracts. Any further balance that is due should be transferred shortly before completion.
I am assisting my aunt sell her property in Bramhall. Will the conveyancing solicitor order the energy assessment or do I organise this?
After the demise of Home Information Packs, EPC’s was left as a required part of selling a house. An energy performance certificate should be to hand before the property is advertised. This is not as aspect of the sale process that law firms normally arrange. Where you are instructing a Bramhall conveyancing solicitor they may be able to arrange energy assessments due to their relationships with long established local assessors
After months of negotiation I have agreed a price on an apartment in Bramhall. My financial adviser suggested a conveyancing practitioner. I paid an on account payment of £150. A couple of days later, the solicitor called me embarrassingly acknowledging that they were not on the Nationwide 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 Nationwide 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.
I am selling my flat. I had a double glazing fitted in December 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Santander are being a right pain. The Bramhall solicitor who is on the Santander conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Santander are insisting on a building regulation certificate. Why do Santander have a conveyancing panel if they don't accept advice from them?
It is probably the case that Santander have referred the matter to their valuer. The reason why Santander 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.
Should I be wary about estate agents that I am dealing with are suggesting a factory type conveyancing firm rather than a High Street Bramhall conveyancing practice?
As with many professional services, often input from connections can be worth their weight in gold. Yet there are many people with a vested interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may put forward lawyers to instruct. Sometimes these solicitors might be known to one of the organisations as experts in their field, but occasionally there might be a financial incentive behind the recommendation. You have the right to choose your preferred lawyer. You need to be aware that most lenders specify a panel list of lawyers you are obliged to use for the mortgage related work in your transaction.
I am intending to rent out my leasehold flat in Bramhall. Conveyancing solicitor who did the purchase is retired - so can't ask him. Is permission from the freeholder required?
The lease dictates relations between the freeholder and you the leaseholder; specifically, it will set out if subletting is banned, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is permitted. The majority of leases in Bramhall do not contain subletting altogether – such a clause would undoubtedly devalue the flat. Instead, there is usually a basic requirement that the owner notifies the freeholder, possibly supplying a copy of the sublease.
I acquired a split level flat in Bramhall, conveyancing formalities finalised half a dozen years ago. Can you work out an approximate cost of a lease extension? Comparable flats in Bramhall with a long lease are worth £201,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2090
With just 65 years unexpired the likely cost is going to be between £13,300 and £15,400 plus professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information without first getting professional advice.