Finally the sale completed on my house in Chesham last August but my buyer keeps e-mailing daily to moan that his conveyancer needs to hear from myconveyancer. What should have happened now that I have sold?
Following your house sale your lawyer is duty bound to send the transfer documentation and all supplemental paperwork to the purchaser's solicitors. Where relevant, your solicitor should also confirm that the legal charge in favour of the lender has been paid off to the purchasers conveyancers. There is unlikely to be post completion requirements just for conveyancing in Chesham.
We previously appointed conveyancers based in Chesham on the Co-operative solicitor approved list. They are now charging me a further sum for dealing with the Co-operative mortgage. Is this a supplemental conveyancing fee set by Co-operative?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your conveyancer may charge a fee for this. This charge is not dictated by Co-operative but by your Chesham solicitor. Plenty of firms on the Co-operative panel will quote ’dealing with mortgage’ fee but some practices incorporate it on their overall fee.
We expect to receive a DIP from UBS this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do UBS recommend any Chesham solicitors on the UBS conveyancing panel, or is it better to go independently?
You will need to appoint Chesham solicitors independently although you'll need to choose one on the UBS conveyancing panel. The solicitor represents both you and UBS through the process.
I am selling my flat. I had a double glazing fitted in July 2006, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, TSB are being difficult. The Chesham solicitor who is on the TSB conveyancing panel is saying indemnity insurance will be fine but TSB are requiring a building regulation certificate. Why do TSB have a conveyancing panel if they don't accept advice from them?
It is probably the case that TSB have referred the matter to their valuer. The reason why TSB 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 our conveyancer be asking questions concerning flooding during the conveyancing in Chesham.
Flooding is a growing risk for solicitors specialising in conveyancing in Chesham. Some people will buy a property in Chesham, fully aware that at some time, it may suffer from flooding. However, aside from the physical destruction, if a property is at risk of flooding, it may be difficult to get a mortgage, satisfactory insurance cover, or sell the property. Steps can be carried out during the course of a house purchase to forewarn the buyer.
Lawyers are not best placed to impart advice on flood risk, but there are a various checks that may be undertaken by the buyer or on a buyer’s behalf which can figure out the risks in Chesham. The conventional set of information given to a purchaser’s lawyer (where the solicitors are adopting what is known as the Conveyancing Protocol) includes a standard question of the vendor to find out if the premises has historically flooded. In the event that the property has been flooded in past and is not notified by the seller, then a purchaser could issue a legal claim for losses as a result of such an incorrect answer. The purchaser’s solicitors should also carry out an environmental report. This will reveal if there is any known flood risk. If so, more detailed inquiries should be made.
I have justbecome aware that Stirling Law have closed. They carried out my conveyancing in Chesham for a purchase of a leasehold flat 9 months ago. How can I be sure that the property is in my name in the name of the previous owner?
The easiest way to see if the property is registered to you, you can make a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Chesham conveyancing specialists.
Do you have any top tips for leasehold conveyancing in Chesham with the intention of speeding up the sale process?
- A significant proportion of the frustration in leasehold conveyancing in Chesham can be reduced where you get in touch lawyers the minute you market your property and request that they start to collate the leasehold documentation which will be required by the purchasers’ lawyers. A minority of Chesham leases require Landlord’s consent to the sale and approval of the buyers. If this is the case, you should place the estate agents on notice to make sure that the purchasers put in hand financial (bank) and professional references. The bank reference will need to confirm that the buyers are financially capable of paying the yearly service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the actual amount of the service charge so that they can pass this information on to the buyers or their solicitors. The majority of freeholders or Management Companies in Chesham levy fees for providing management packs for a leasehold property. You or your lawyers should discover the fee that they propose to charge. The management information sought on or before finding a buyer, thus accelerating the process. The average time it takes to receive management information is three weeks. It is the most frequent reason for frustration in leasehold conveyancing in Chesham. In the event that you altered the property did you need the Landlord’s consent? In particular have you laid down wooden flooring? Chesham leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord consenting to such works. Should you dont have the approvals to hand do not contact the landlord without contacting your conveyancer before hand. You may think that you are aware of the number of years remaining on your lease but it would be wise to verify this by asking your solicitors. A buyer’s lawyer will not be happy to advise their client to where the lease term is under 80 years. It is therefore essential at an early stage that you identify whether the lease for your property needs extending. If it does, contact your solicitors before you put your home on the market for sale.
I inherited a basement flat in Chesham, conveyancing formalities finalised in 2009. Can you let me have an estimated range of the fair premium for a lease extension? Comparable flats in Chesham with a long lease are worth £216,000. The ground rent is £50 invoiced annually. The lease terminates on 21st October 2093
You have 68 years unexpired the likely cost is going to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" 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 the actual costs without more comprehensive due diligence. 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 you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.
My husband and I have today had an offer accepted on our first home in Chesham, and are about to get solicitors appointed. I have utilised the various rating tools and the quotes are from all across the England and Wales. Is it critical to have a Chesham property lawyer local to your prospective house? We are willing to do everything over email, but I assume at some point we may be required to physically go into the property lawyer's office to sign contracts?
The conveyancer does not need to be in Chesham, but choosing local means that you have the option to attend their offices if needed, by way of example, if a signature is immediately necessary. Also, a Chesham solicitor have established relationships with local agents and (if the vendor has instructed a local property lawyer) with them, which will help keep things moving faster.