I am in the throes of transferring my existing standard home loan to a BTL Clydesdale mortgage. I was told by my financial advisor that I must appoint a conveyancer as part of the process. I had a chat the same Cheshunt conveyancing solicitor who dealt with the legals when I initially acquired the house. The costs estimate sent of £550 has shocked me as its a refinance than a sale or purchase.
The estimate does seem a little overpriced. If you you were to look around you may be able to decrease the fees slightly by perhaps a hundred pounds. On the other hand, if you were pleased with the service the firm provided you mightcome to regret opting for an an untested solicitor. If is important to ensure the firm can act for Clydesdale. Do make use of our search tool to get a quote a Cheshunt conveyancing firm on the Clydesdale approved list of lawyers, which can often include conveyancing solicitors in Cheshunt.
I am soon to exchange on the purchase of a house in Cheshunt but as a result of wreckage from the recent storms I have was able negotiate reparation from the vendor in the sum of £2k by way of a reduction in the price. This was going to be addressed as part of amending the contract yet UBS will not agree to this. Should they have been informed?
Your lawyer that is on the UBS approved list is required to inform UBS of any changes to the sale price. If you were to refuse your conveyancing practitioner to disclose the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new conveyancer for your conveyancing in Cheshunt.
Forgive me if this question is silly but I am new to the home moving as FTB of a two bedroom flat in Cheshunt. Do I pick up the keys to the house on the completion date from my lawyer? If so, I will use a local conveyancing solicitor in Cheshunt?
On the day of completion you will not be required to go to the conveyancers office in Cheshunt. Conveyancing lawyers for you will electronically transfer the purchase money to the vendor’s conveyancers, and once they have received this, you will be invited to pick up the keys from the Estate Agents and move into your new home. This tends to happen between 1 and 3pm.
We had chosen conveyancers based in Cheshunt on the Coventry BS solicitor panel. They have just invoiced me an additional sum for handling the Coventry BS mortgage. Is this an additional conveyancing fee set by Coventry BS?
As unfair as it may appear, as long as it’s in their Terms and Conditions or estimate then yes your property lawyer is entitled to levy a fee for this. This fee is not dictated by Coventry BS but by your Cheshunt property lawyer. Plenty of firms on the Coventry BS panel will levy ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
My partner and I have arranged the release of further funds on our mortgage from Leeds Building Society as we intend to carry out renovations to our property in Cheshunt. Are we obliged to choose a bricks and mortar Cheshunt solicitor on the Leeds Building Society conveyancing panel to handle the legals?
Leeds Building Society do not ordinarily require a member of their approved list of lawyers to deal with such a matter. If they do require any legal work then you would need to ensure that such a lawyer was on the Leeds Building Society panel.
I got the keys to my flat on 7 June and my personal details is yet to be registered. Should I be concerned? My conveyancing solicitor in Cheshunt expressed confidence that it should be recorded inside ten days. Are properties in Cheshunt particularly slow to register?
As far as conveyancing in Cheshunt registration is no faster or slower than anywhere else in England and Wales. Rather than based on location, timescales can vary depending on who lodges the application, whether there are errors and if the Land registry need to notify any other persons or bodies. As of today approximately 80% of such applications are fully addressed in less than three weeks but occasionally there can be protracted hold-ups. Historically registration occurs after the new owner is living at the property therefore registration formalities is not usually an essential issue but where there is a degree of urgency associated with the registration then you or your conveyancer should communicate with the Registry to express the reasoning for an expedited registration.
As co-executor for the estate of my uncle I am selling a residence in Neath but reside in Cheshunt. My lawyer (approximately 250 miles awayhas requested that I sign a stat dec ahead of the transaction finalising. Can you recommend a conveyancing practitioner in Cheshunt to attest this legal document for me?
Technically speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily or notary public or solicitor will be fine regardless of whether they are Cheshunt based
When it comes to leasehold conveyancing in Cheshunt what are the most common lease problems?
There is nothing unique about leasehold conveyancing in Cheshunt. Most leases are drafted differently and legal mistakes in the legal wording can sometimes mean that certain sections are wrong. The following missing provisions could result in a defective lease:
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Insurance obligations Service charge per centages that don't add up correctly leaving a shortfall
A defective lease will likely cause problems when trying to sell a property primarily because it impacts on the ability to obtain a mortgage on the property. Santander, Leeds Building Society, and Clydesdale all have very detailed conveyancing instructions when it comes to what is expected in a lease. If a mortgage lender believes that the lease is problematic they may refuse to provide security, forcing the buyer to pull out.
I own a 1 bedroom flat in Cheshunt, conveyancing having been completed half a dozen years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Cheshunt with a long lease are worth £186,000. The ground rent is £55 yearly. The lease ends on 21st October 2077
With only 52 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you a more accurate figure in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There may be other concerns that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.