My family lawyer has given a fee estimate £1200 for no completion no fee conveyancing in Cottingham. I’m hoping to downsize from a Georgian house for £125,000. This seems overpriced. Is it above what I should be paying for conveyancing in Cottingham?
The estimate does seem a tad overpriced. If you shop around you may be able to get the conveyancing a bit cheaper by say £100 plus VAT. On the other hand, you mightlive to rue opting for an a cheaper solicitor. If is important to ensure the firm can also act for your lender. You can utilise our search tool to locate a Cottingham conveyancing firm on the lender’s approved list of lawyers which can often include conveyancing solicitors in Cottingham.
I am purchasing a property without a mortgage in Cottingham. I have resided for the previous 20 years in Cottingham. Conveyancing searches are exorbitant. Given that I know the area and road intimately should I not bother getting the solicitor to do all the conveyancing searches?
If you not getting a mortgage, then all but one or two of the Cottingham conveyancing searches are non-obligatory. Your solicitor will ’encourage you, no-doubt strongly, that you should have searches done, but he has a professional duty to take that path of encouragement . One thing to bear in mind; if you are intend to dispose of the house at a future date, it could be of importance to your prospective buyer what the searches contain. On occasion properties with no practical issues can still show up negative search results. A competent conveyancing solicitor in Cottingham will be able to give you some helpful advice here.
We note that you have a search directory listing firms on the Skipton conveyancing panel. Do companies pay you a commission if I instruct them for our conveyancing in Cottingham?
We are a listing service only for law firms wishing to communicate if they are on the Skipton conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Cottingham.
A colleague suggested that if I am purchasing in Cottingham I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is sometimes included in the estimate for your Cottingham conveyancing searches. It is not a small report of more than thirty pages, listing and setting out important information about Cottingham around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime details, Local Education with plans and statistics, Local Amenities and other useful information regarding Cottingham.
I am purchasing my first flat in Cottingham with a mortgage from The Mortgage Works. The builders would not budge the price so I negotiated £7000 of extras instead. The property agent told me not inform my lawyer about this deal as it would put at risk my loan with The Mortgage Works. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
There are only 68 years unexpired on my flat in Cottingham. I now wish to extend my lease but my landlord is can not be found. What options are available to me?
If you qualify, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the County Court for an order to dispense with the service of the initial notice. This will enable the lease to be extended by the Court. However, you will be required to demonstrate that you have done all that could be expected to locate the freeholder. On the whole a specialist would be useful to carry out a search and prepare an expert document to be used as proof that the landlord is indeed missing. It is wise to seek advice from a conveyancer in relation to devolving into the landlord’s absence and the vesting order request to the County Court covering Cottingham.
I purchased a 1st floor flat in Cottingham, conveyancing formalities finalised March 1997. Can you give me give me an indication of the likely cost of a lease extension? Equivalent properties in Cottingham with a long lease are worth £216,000. The ground rent is £50 invoiced every year. The lease terminates on 21st October 2092
With 68 years unexpired the likely cost is going to span between £9,500 and £11,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more detailed investigations. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.