My previous lawyer has given a fee estimate just over a thousand pound for fixed fee conveyancing in Castle Eden. I’m selling a Georgian property for £250,000. Are these estimated fees excessive? Is it in excess of what I should be paying for conveyancing in Castle Eden?
The costs illustration is fractionally on the high side. If you shop around you might shave off some of the cost by as much as £100 plus VAT. On the other hand, you couldcome to rue choosing an a cheaper solicitor. Remember to ensure that the solicitor can also act for your mortgage company. You can employ our search tool to get a quote a Castle Eden conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Castle Eden.
A colleague advised me that in purchasing a property in Castle Eden there may be various restrictions preventing external changes to a property. Is this right?
We are aware of a number of properties in Castle Eden which have some sort of restriction or requirement of consent to external variations. Part of the conveyancing in Castle Eden should determine what restrictions are applicable and advising you as part of a ROT that should be sent to you.
I am purchasing a property in Castle Eden. One unusual aspect is that the roof has a solar panel. Solicitors conducting should look into this right? Will my lender Santander be concerned?
Given that you are obtaining a mortgage with Santander your lawyer must follow the conveyancing requirements contained in Part two of UK Finance Lenders’ Handbook for Santander. The CML Handbook sets out minimum conditions for solar panel roof-space leases, and solicitors are required to report to Santander where a lease fails to satisfy these provisions. The provisions relate to the installation of panels on properties in England and Wales and is not limited to Castle Eden.
I am due to exchange contracts on my apartment. I had a double glazing fitted in March 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My purchaser’s mortgage company, Kent Reliance are being problematic. The Castle Eden solicitor who is on the Kent Reliance conveyancing panel is happy to accept ‘lack of building regulation’ insurance but Kent Reliance are requiring a building regulation certificate. Why do Kent Reliance have a conveyancing panel if they don't accept advice from them?
It is probably the case that Kent Reliance have referred the matter to their valuer. The reason why Kent Reliance 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.
I'm purchasing a new build house in Castle Eden with a loan from Birmingham Midshires. The builders refused to budge the price so I negotiated 6k of additionals instead. The property agent advised me not reveal to my lawyer about this deal as it could impact my loan with Birmingham Midshires. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
What does commercial conveyancing in Castle Eden cover?
Commercial conveyancing in Castle Eden incorporates a broad range of advice, given by qualified solicitors, relating to business property. By way of example, this area of conveyancing can cover the sale or purchase of freehold business premises or, more usually, the transfer of existing business tenancies or the drafting of new leasing arrangements. Commercial conveyancing solicitors can also offer advice on the sale of business assets, commercial mortgages and the termination of leases.
I need to find a conveyancing solicitor for sale conveyancing in Castle Eden. I happened to stumble upon a site which appears to be the ideal solution If there is a chance to get all formalities done via web that would be preferable. Should I be wary? What are the potential pitfalls?
As usual with these online conveyancers you need to read ALL the small print - did you notice the extra charge for dealing with the mortgage?
Estate agents have just been given the go-ahead to market my ground floor apartment in Castle Eden. Conveyancing solicitors are to be appointed soon, but I have just had a yearly maintenance charge demand – what should I do?
The sensible thing to do is pay the service charge as you normally would given that all ground rent and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you should recover the relevant percentage by the purchaser for the period running from after the completion date to the next payment date. Most managing agents will not acknowledge the buyer unless the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I acquired a 2 bed flat in Castle Eden, conveyancing having been completed half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Castle Eden with a long lease are worth £185,000. The ground rent is £65 invoiced annually. The lease comes to an end on 21st October 2085
With just 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 plus professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure without more detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first getting professional advice.