It may have been a long time coming a loan offer from NatWest for the remortgage of my 3 room apartment is coming by the end of next week. Can you suggest a cheap conveyancing solicitor in Brantham?
You have come to the wrong place to search for a cheap conveyancing solicitors in Brantham. Our aim is to provide excellent value conveyancing but we do not advertise as being the cheapest. Do not be fooled by brokers seducing you with ninety nine pound conveyancing in Brantham. Optimistically, in going for low cost conveyancing, you will get your money’s worth and at worst it will result in you invoiced for additional fees and still not end up with the service you were hoping for.
Our god-son is about to exchange on a newly built flat in Brantham with a mortgage from Clydesdale. His lawyer has said that there is a delay in completing the ‘Disclosure of Incentive Form’. What is this document - I have never come across this before?
The form is intended to provide information to the main parties engaged in the purchase. Therefore, it will be provided to your son’s lawyer who should be on the Clydesdale 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 Clydesdale conveyancing panel solicitor as early as possible, in order to avoid any last minute delays, and no later than at exchange of contracts.
Can I use your services to recommend a Conveyancing solicitor in Brantham even where I’m not buying or disposing of a house, for instance if I intend to buy a shop in Brantham with a loan from Virgin Money?
The service is primarily used to select residential conveyancing solicitors in Brantham but we have listed at the end of this page a few Brantham commercial conveyancing firms. You should make contact with the firm directly to check if they are also authorised to represent Virgin Money
I have been on the look out for a flat up to £195,000 and found one close by in Brantham I like with a park and transport links in the vicinity, however it only has 49 years unexpired on the lease. There is not much else in Brantham for this price, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you need a home loan the remaining unexpired lease term may be a potential deal breaker. Discount the price by the expected lease extension will cost if it has not already been discounted. If the existing proprietor has owned the property for a minimum of twenty four months you may ask them to commence the lease extension formalities and then assign it to you. You can add 90 years to the current lease and have £0 ground rent by law. You should speak to your conveyancing solicitor about this.
Should I be wary that estate agents that I am dealing with are recommending a national conveyancing firm as opposed to a High Street Brantham conveyancing firm?
As is the case with lots of service providers, often input from relatives can be worth their weight in gold. Nevertheless there are numerous people with a keen interest in a conveyancing matter; estate agents, financial adviser and mortgage companies might all suggest lawyers to appoint. Sometimes these conveyancers might be known to one of the organisations as being good in their field, but sometimes there is an underlying commercial relationship behind the endorsement. You have the right to select your own conveyancer. However, bear in mind that most lenders have an approved list of lawyers you are obliged to use for the mortgage aspect of your conveyancing.
Do you have any advice for leasehold conveyancing in Brantham from the perspective of speeding up the sale process?
- Much of the frustration in leasehold conveyancing in Brantham can be bypassed if you appoint lawyers the minute you market your property and request that they start to put together the leasehold information needed by the purchasers’ conveyancers. If you have carried out any alterations to the residence would they have required Landlord’s approval? Have you, for example installed wooden flooring? Most leases in Brantham state that internal structural changes or addition of wooden flooring necessitate a licence from the Landlord approving such changes. If you fail to have the approvals in place you should not communicate with the landlord without checking with your lawyer first. Many landlords or managing agents in Brantham levy fees for providing management packs for a leasehold premises. You or your lawyers should enquire as to the fee that they propose to charge. The management pack sought on or before finding a buyer, thus accelerating the process. The typical amount of time it takes to obtain the necessary information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Brantham. If you have had conflict with your landlord or managing agents it is essential that these are resolved before the property is put on the market. The buyers and their solicitors will be reluctant to purchase a property where a dispute is unsettled. You will have to accept that you will have to pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled prior to the contract papers being issued to the buyers’ solicitors. You will still have to reveal particulars of the dispute to the buyers, but it is better to present the dispute as over as opposed to unsettled.
I inherited a 1 bedroom flat in Brantham, conveyancing was carried out February 1997. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Brantham with a long lease are worth £222,000. The average or mid-range amount of ground rent is £50 yearly. The lease comes to an end on 21st October 2095
You have 70 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we cannot give you the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. You should not move forward based on this information without first getting professional advice.