We are due to complete on the purchase of a property in Clayton but as a consequence of wreckage from some water damage at the property I have managed to agree reparation from the seller of £2k taking the form of a deduction in the price. This was going to be addressed as part of amending the contract but UBS will not permit this. Should they have been approached?
The lawyer that is on a UBS conveyancing panel is required to inform UBS of any variations to the purchase price. If you prohibit your conveyancer to notify the reduction to UBS then they would have to discontinue acting for you. In addition, UBS and you would have to appoint a new lawyer for your conveyancing in Clayton.
Why do I have to pay up front when it comes to conveyancing in Clayton?
Where you are retaining lawyers for conveyancing in Clayton your solicitor will request that you to provide them with funds to cover the search fees. Generally this is called for to cover the fees of the Local Authority Search. If any down payment is payable against the sale price then this will be asked for shortly before exchange of contracts. The closing balance that is due should be transferred a few days prior to the day of completion.
is it true that all Clayton conveyancing solicitors on the Co-operative conveyancing panel are overseen by the SRA?
As solicitors, in order to be on the Co-operative approved list of solicitors they would need to be governed by the SRA. The majority of lenders do list licenced conveyancers on their panel in which case such firms would be regulated by the CLC.
Completion of my purchase has taken place for my property in Clayton. Conveyancing was a necessary evil but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Department at head office. In most cases complaints to a lender are sorted out very quickly. If you feel the matter is not resolved you can write to Financial Ombudsman Service who will take matters further.
I have instructed a Clayton solicitor having made sure that they are on the Lloyds conveyancing panel. Does my lawyer arrange the survey of the property?
Lloyds will need an independent valuation of the property. Your lawyer will not arrange this. Usually Lloyds will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your solicitor will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Clayton postcode. As you are getting a mortgage with Lloyds, you could contact them to see if they have a list of approved surveyors in Clayton.
Is it possible to transfer to a new firm as I have to select a firm on the Barclays Direct conveyancing panel. I had appointed a family conveyancing solicitor in Clayton five minutes from me but the firm is not approved by Barclays Direct
It would be our pleasure to assist you find a conveyancing solicitor in Clayton on the Barclays Direct panel. Please note that the conveyancers that we on the directory do not pay us a referral fee if you instruct them and are registered with the SRA who regulate all conveyancing solicitors in Clayton. In making use of the find a conveyancing solicitor tool on this site, you can contrast fees for conveyancing solicitors in Clayton and beyond.
If all goes to plan we aim to complete the sale of our £275,000 apartment in Clayton in just under a week. The landlords agents has quoted £384 for Landlord’s certificate, building insurance schedule and previous years statements of service charge. Is it legal for a freeholder to charge an administration fee for a flat conveyance in Clayton?
Clayton conveyancing on leasehold apartments normally involves the purchaser’s lawyer sending enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be willing to do so. They may invoice a reasonable charge for responding to enquiries or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is £350, in some situations it exceeds £800. The management information fee invoiced by the landlord must be accompanied by a summary of entitlements and obligations in respect of administration fees, without which the invoice is not strictly payable. Reality however dictates that one has no choice but to pay whatever is requested of you if you want to sell the property.
I own a split level flat in Clayton, conveyancing formalities finalised 5 years ago. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable properties in Clayton with an extended lease are worth £216,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2095
With just 69 years remaining on your lease the likely cost is going to be between £9,500 and £11,000 as well as costs.
The figure above a general guide to costs for renewing a lease, but we are not able to supply a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There may be other issues that need to be taken into account and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.
We are in the middle of buying a residence in Clayton. Conveyancing lawyer has told us the title is "Leasehold". Should this make a difference on our HSBC valuation?
Clayton conveyancing does not ordinarily involve leasehold houses. The crucial factor here is the unexpired lease term and the ground rent. If there are over a hundred years remaining with a nominal rent, it's essentially freehold, so it shouldn't impact the marketability too much.
At the other end of the spectrum, if it's, say, Sixty years it will have a material impact on the saleability, and probably wouldn't be acceptable to the bank. The remaining lease term and ground rent will be set out in the lease provided to your conveyancing practitioner.