I am buying a property for cash in Cholsey. I have lived for the last twelve years in Cholsey. Conveyancing searches are a lot of money. As I have knowledge of the area and road intimately must I have all the conveyancing searches?
In the absence of a mortgage, then almost all of the Cholsey conveyancing searches are at your discretion. Your lawyer will try and sway you, perhaps strongly, that you should have searches carried out, but she has a professional duty to take that path of guidance. Do consider; if you are intend to sell the house in the future, it may be of relevance to your future buyer what the searches contain. Sometimes properties with functional issues can still show up unpredicted search results. A good conveyancing solicitor in Cholsey should be able to give you some practical guidance in this regard.
Please explain the implications if my solicitor is suspended from the Nationwide Solicitor panel ahead of completing my conveyancing in Cholsey?
First, this is very unlikely to happen. In most cases even where a law firm is removed off of a panel the lender would allow the completion to go ahead as the lender would appreciate the difficulties that they would place you in if you have to instruct a new solicitor days before completion. In a worst case scenario where the lender insists that you instruct a new firm then it is possible for a very good lawyer to expedite the conveyancing albeit that you may pay a significant premium for this. The analogous situation is where a buyer instructs a lawyer, exchanges contracts and the law firm is shut down by a regulator such as the SRA. Again, in this situation you can find lawyers who can troubleshoot their way to bring the conveyancing to a satisfactory conclusion - albeit for a fee.
When it comes to lenders such as UBS, do Cholsey conveyancing practitioners face a fee to be on the list of approved solicitors?
We are unaware of any bank fees to register on their list of approved firms, although some do levy an administration fee to deal with the processing of the conveyancing panel submission.
Is there a list of Lloyds panel conveyancers in Cholsey on the Building Society Association’s Website?
Unfortunately not yet. There is no such facility on the Council of Mortgage Lenders or Building Society Association sites. Very few lending institutions make their panel listings visible on the web. If you are seeking to appoint a Cholsey lawyer on the Lloyds please make the most of our facility.
Our offer on a property in Cholsey has been accepted, but there is a chain. The owners have offered on a flat, however it’s not yet agreed to, and are looking at other properties booked. I have instructed a bricks and mortar conveyancing solicitor in Cholsey. What do I do now? At what stage do I apply for the mortgage with UBS?
It is usual to have anxieties where there is a chain as you are unlikely to want to be too out of pocket too early (mortgage application is in the region of £1k, then valuation, Cholsey conveyancing search fees, etc). First, you must check that your lawyer is on the UBS approved list. As to the subsequent phase this very much depends on the circumstances of your transaction, motivation for the property and on the state of the market. In a rising market many buyers would apply for a home loan with UBS and pay for the valuation and only if it was satisfactory would they pay their conveyancer to proceed with searches.
As co-executor for the will of my father I am disposing of a house in Monmouth but live in Cholsey. My solicitor (who is 300 miles awayrequires that I execute a statutory declaration before completion. Can you recommend a conveyancing lawyer in Cholsey who can witness and place their company stamp on the document?
strictly speaking you should not need to have the documents attested by a conveyancing solicitor. Ordinarily any notary public or solicitor will suffice regardless of whether they are Cholsey based
I own a leasehold house in Cholsey. Conveyancing and National Westminster Bank mortgage went though with no issue. I have received a letter from someone saying they have taken over the reversionary interest in the property. Attached was a ground rent demand for rent dating back to 1998. The conveyancing solicitor in Cholsey who previously acted has now retired. Do I pay?
First make enquiries of HMLR to make sure that this person is indeed the new freeholder. You do not need to instruct a Cholsey conveyancing solicitor to do this as it can be done on-line for £3. You should note that in any event, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I inherited a basement flat in Cholsey, conveyancing formalities finalised 6 years ago. Can you give me give me an indication of the likely cost of a lease extension? Equivalent flats in Cholsey with an extended lease are worth £206,000. The average or mid-range amount of ground rent is £45 invoiced every year. The lease finishes on 21st October 2091
With 66 years remaining on your lease the likely cost is going to be between £11,400 and £13,200 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to provide a more accurate figure without more comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first getting professional advice.
Living abroad I am unable to be present at my Cholsey conveyancing lawyers office to sign documents for conveyancing in Cholsey – is this a problem?
Not a problem. Cholsey conveyancing solicitors can handle home moves for clients from a distance. You are unlikely to be required to attend a Cholsey conveyancers office. They can undertake all communications via phone, post and email - whatever works for you.