Are you able to suggest a Nottingham Building Society accepted Bubwith conveyancing lawyer that can complete within 10 days? Would it be better to use a high street Bubwith practice or a national conveyancer?
We can recommend some very good Bubwith conveyancing firms. Another option is to visit the main road in Bubwith. Visit two or three law practices and ask to see a conveyancing solicitor for a fee estimate. Explain your time frames together with your reasons and get an assurance on speed. Select the one that genuine.
We're in Bubwith, FTBs buying with a mortgage (lender is TSB , and our solicitor is on the TSB conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the TSB conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no solicitor should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
About to purchase house in Bubwith. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Bubwith conveyancer is on the Bank of Ireland conveyancing panel.
I've read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Bubwith solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your property lawyer will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Bubwith postcode. As you are getting a mortgage with Kent Reliance, you could contact them to see if they have a list of approved surveyors in Bubwith.
Aldermore have agreed my mortgage in principle, my offer on a house in Bubwith has been accepted, what are the next steps?
Your estate agent will wish to be informed of your conveyancing practitioner's details (ensure that the lawyers are on the bank’s approved list). Call up Aldermore or the financial adviser and complete any outstanding paperwork. Aldermore will appoint a valuer who will get in touch with the estate agent or owners to schedule a time for the valuation to take place. Once conducted (assuming no problems) it takes approximately a week to receive the mortgage offer. Aldermore will issue the offer to you and your solicitors. The legal work will then take it’s course according the nature and complexity of the conveyancing in Bubwith.
I am purchasing a property and the conveyancer has referenced Chancel Repair for which the property may be liable as it falls into the area of such a church. He has suggested insurance. Is this strictly warranted for conveyancing in Bubwith
Unless a previous purchase of the property took place post 12 October 2013 you could take it that solicitors delivering conveyancing in Bubwith to remain recommending a chancel search and or chancel repair liability insurance.
Having checked my lease I have discovered that there are only Sixty One years left on my flat in Bubwith. I need to extend my lease but my freeholder is absent. What should I do?
On the basis that you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can submit an application to the County Court for an order to dispense with the service of the initial notice. This will mean that your lease can be extended by the magistrate. You will be obliged to demonstrate that you or your lawyers have made all reasonable attempts to locate the landlord. In some cases an enquiry agent may be helpful to conduct investigations and prepare an expert document which can be used as evidence that the freeholder is indeed missing. It is advisable to get professional help from a solicitor both on investigating the landlord’s disappearance and the vesting order request to the County Court covering Bubwith.
I purchased a 1 bedroom flat in Bubwith, conveyancing formalities finalised half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Corresponding flats in Bubwith with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 per annum. The lease comes to an end on 21st October 2099
With only 75 years left to run we estimate the premium for your lease extension to be between £8,600 and £9,800 plus professional fees.
The suggested premium range above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure without more comprehensive investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional 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 before seeking the advice of a professional.
I am in the process of buying my 1st house in Bubwith. Conveyancing practitioner already selected. The mortgage adviser suggested that a survey is not appropriate as the property is just fifteen years old.
As the bare minimum you need a Home Buyer's Report. As the premises was built more than a decade ago the property will be without a warranty, so you don't want to take a risk. Where a property of this age shows no signs of defects a Home Buyer's report may suffice. The report should highlight any apparent issues and suggest further investigation if relevant. If there are any indications of problems get a full Building Survey from the beginning.