Just been in touch with my conveyancing solicitor in Coombe Warren who conducted the legals two years ago and wanted a conveyancing estimate based on the same type of house sale & purchase (a leasehold premises and a freehold property) of similar values with a loan from Alliance & Leicester . It looks as though am now being charged double. Should I hunt for a cheaper online property lawyer?
The quote is fractionally on the expensive side. If you you were to look around you may be able to decrease the fees slightly by as much as £100 plus VAT. On the other hand, providing that you were happy with the service the firm provided you mightlive to rue opting for an a cheaper lawyer. Remember to enquire the firm can act for Alliance & Leicester . Do use our search tool to choose a Coombe Warren conveyancing firm on the Alliance & Leicester member panel, which can often include conveyancing solicitors in Coombe Warren.
I am hoping to move into my new home in Coombe Warren next Tuesday. My conveyancer now wants me to supply her with evidence of content and building insurance for the property as he says that he has to check this in his capacity as lawyer for the lender. What risks does the lender expect the insurance to cover?
Any lawyer on acting for lenders would need to check that the following risks are covered fire; lightning; aircraft; explosion; earthquake; storm; flood; escape of water or oil; riot; malicious damage; theft or attempted theft; falling trees and branches and aerials; subsidence; heave;landslip;collision;accidental damage to underground services;professional fees, demolition and site clearance costs; and public liability to anyone else. There are some other issues such as the level of excess that are set out in a lender’s Part 2 requirements. These requirements are not specific to conveyancing in Coombe Warren.
I am helping my niece sell her house in Coombe Warren. Does the solicitor arrange an energy performance certificate or it is for the owner to coordinate?
After the demise of Home Packs, EPC’s was maintained a mandatory component of selling a house. An energy assessment must be to hand before the property is placed on the market. This is not as aspect of the sale process that lawyers normally organise. Where you are instructing a Coombe Warren conveyancing solicitor they might be willing to arrange energy assessments due to their relationships with reputable Coombe Warren accredited person
I have paid off my mortgage with Clydesdale. I assume I don't need a Coombe Warren conveyancing practitioner on the Clydesdale panel to remove the mortgage at the Land Registry. Am I right?
If you have finished paying off your Clydesdale mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Clydesdale mortgage from the register. Clydesdale, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Clydesdale has sent the Land Registry the discharge electronically, and
- Clydesdale has instructed the Land Registry to do so
Intending to buy a house in Coombe Warren. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Bank of Ireland conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Coombe Warren conveyancer is on the Bank of Ireland conveyancing panel.
My brother has suggested that I use his lawyers for conveyancing in Coombe Warren. Should I use them?
Much as we are happy to recommend a Coombe Warren conveyancing lawyer the best way to find a conveyancing solicitor is to get recommendations from friends or family who have used the solicitor you're considering.
I am hoping to put an offer on a small detached house that appears to be perfect, at a great price which is making it more attractive. I have since discovered that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Coombe Warren. Conveyancing advisers have are about to be appointed. Will they explain the issues?
Most houses in Coombe Warren are freehold rather than leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area who can help the conveyancing process. it is apparent that you are buying in Coombe Warren so you should seriously consider shopping around for a Coombe Warren conveyancing solicitor and check that they have experience in dealing with leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be entirely free to do whatever you want with the house. The lease comes with conditions such as requiring the freeholder’sconsent to carry out changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the property is located on an estate. Your lawyer should report to you on the legal implications.
I am the leaseholder of a a ground floor purpose built flat in Coombe Warren. In the absence of agreement between myself and the landlord, can the Leasehold valuation Tribunal make a decision on the premium payable for a lease extension?
You certainly can. We are happy to put you in touch with a Coombe Warren conveyancing firm who can help.
An example of a Freehold Enfranchisement case for a Coombe Warren premises is 29 Woodstock Road in April 2014. the Tribunal determined that the premiums to be paid into court in respect of the purchase of the freehold registered at HMLR under Title N0.SY3997 should be £7,217. This case related to 4 flats. The number of years remaining on the existing lease(s) was 98 years.
I have noted on various online forums that when selecting a conveyancing lawyer they need approved by your bank. I am first time buyer with but I have an AIP from Santander and I already have a high street conveyancing lawyer in Coombe Warren on standby. Can Nat West Bank need an approved solicitor to be selected? If so, where do I find that list for my conveyancing in Coombe Warren?
You need to choose a solicitor that is on the Nat West Bank panel. Simply telephone your chosen Coombe Warren conveyancing lawyer to check if they are on the Nat West Bank panel. If they are not on the panel you have a number of choices available to you here:
- Complete the deal with your preferred Coombe Warren solicitor but Nat West Bank will need to instruct a conveyancing practitioner on their approved list. The net result is additional fees together with probable frustration.
- Appoint a fresh property lawyer to act in the purchase, obviously checking they are on the Nat West Bank conveyancing panel.
- Convince your conveyancing practitioner to pull out all the stops to get accepted on the Nat West Bank conveyancing panel.