I selected a local lawyer for my conveyancing in Cippenham recently. Upon checking the Terms and Conditions I noteI am liable for fees even if the movefalls through. Would I be best advised to appoint a web based conveyancing company advertising no-sale-no-fee conveyancing in Cippenham?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will tend to be be more expensive to cover those cases that do not go ahead. Also remember that these offerings tend not to protect you from expenditure such your Cippenham conveyancing search fees.
Can you recommend a Aldermore allowed Cippenham conveyancing solicitor that can complete within under 3 weeks? Would it be better to use a high street Cippenham practice or a factory type firm?
We can recommend some very good Cippenham conveyancing firms. You can also walk up the main road in Cippenham. Approach two or three firms and request to speak with a conveyancing solicitor for a fee estimate. Explain your expectations together with your reasons and ask for a commitment on speed. Select the lawyer that genuine.
We're in Cippenham, First timers buying with a mortgage (lender is Coventry BS , and our lawyer is on the Coventry BS conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Coventry BS conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no property lawyer 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.
I have decided to exercise my right to buy my property in Cippenham off the council. I have a mortgage offer with TSB. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with TSB, you will need to appoint a solicitor on the TSB conveyancing panel.
I can not fathom if my bank obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Cippenham building society branch on a couple of occasions and was reassured it wasn't an issue and they will lend. My Cippenham conveyancing solicitor - who is on the bank conveyancing panel- called and was told they refuse to lend based on their specific requirements. Who do I believe?
Your solicitor must follow the CML Handbook Part 2 specifications for your lender. Unless your lawyer obtains specific confirmation in writing that the lender will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the lender to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Our sealed bid on a semi in Cippenham has been agreed to, the sellers do nevertheless have a tied purchase. The vendors have offered on on an apartment, however it’s not yet tied up, and are looking at other apartments booked. I have instructed a nearby conveyancing solicitor in Cippenham. What should be my next step? When should I get the mortgage application with Aldermore started?
It is normal to have concerns 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, Cippenham conveyancing search costs, etc). The first thing to do is check that your conveyancer is on the Aldermore approved list. As to the next steps this very much dictated by the specifics of your case, attraction to the property and on the state of the market. In a rising market some purchasers will apply for a home loan with Aldermore and arrange for the valuation and only if it comes back ok would they ask their lawyer to proceed with the conveyancing in Cippenham.
I have been on the look out for a flat up to £245,000 and found one round the corner in Cippenham I like with a park and transport links nearby, the downside is that it only has 49 years unexpired on the lease. I can't really find anything else in Cippenham for this price, so just wondered if I would be making a grave error acquiring a short lease?
Should you require a home loan the remaining unexpired lease term will be an issue. Reduce the price by the amount the lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you can request that they start the process of the extension and pass it to you. An additional ninety years can be extended on to the current lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer regarding this matter.
My husband and I are novice buyers - agreed a price, but the property agent told us that the owners will only issue a contract if we instruct the agent's recommended lawyers as they are insisting on an ‘expedited deal’. We would rather use a high street conveyancer used to conveyancing in Cippenham
We suspect that the seller is unaware of this demand. If they desire ‘a quick sale', turning down a serious buyer is not the way to achieve this. Speak to the vendors direct and explain that (a)you are genuine purchasers (b)you are ready to go, with finances in place © you are unencumbered (d) you wish to move quickly (e)but you will continue to instruct your preferred Cippenham conveyancing lawyers - rather thanthe ones that will provide the estate agent a commission or meet his conveyancing figures pre-set by head office.