I instructed a Crabtree based solicitor for our conveyancing in Crabtree last week. Upon checking the official terms of business I seewe are on the hook for charges even if the movedoes not happen. Should I go with them or select a web based conveyancing brokerage promising no-sale-no-fee conveyancing in Crabtree?
Generally there is a concession along the lines that if "No Completion No Fee" is advertised then the fee levels will generally be more expensive to cover those transactions that fail to complete. You should be mindful that such schemes generally do not protect you from expenses such as Crabtree conveyancing search fees.
AssumingI were to buy a simple residential housein Crabtree mortgage fee and have no survey and no local authority searches how much should I expect to have to pay for conveyancing in Crabtree?
Any savings you would achieve would be isolated to the Crabtree conveyancing searches. Your solicitor still got to do everything else - money laundering, liaising with the vendors lawyer, SDLT return, register the property etc. You might save a bit for them not needing to register a mortgage however it will not be a lot.
We are getting the release of further funds on our mortgage from Santander as we intend to carry out improvements to our home in Crabtree. Do we need to choose a nearby Crabtree solicitor on the Santander conveyancing panel to deal with the legals?
Santander do not ordinarily require firms on their approved list of lawyers to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Santander conveyancing panel.
After months of negotiation I have agreed a price on an apartment in Crabtree. My mortgage broker pressured me to appoint their property lawyer. I paid an on account payment of £150. Not long after, the conveyancing practitioner contacted me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
I have instructed a Crabtree solicitor having made sure that they are on the Clydesdale conveyancing panel. Does my lawyer arrange the survey of the property?
Clydesdale will need an independent valuation of the property. Your lawyer will not arrange this. Usually Clydesdale 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. You may wish to consider appointing your own Crabtree surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My relative advised me that where I am purchasing in Crabtree I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is usually quoted for as part of the standard Crabtree conveyancing searches. It is a large document of more than thirty pages, listing and setting out significant information about Crabtree around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Crabtree Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with plans and statistics, Local Amenities and other useful information concerning Crabtree.
I am one month into a freehold purchase having been referred to a firm by the local agent to do our conveyancing in Crabtree. I am not happy. Could you help me find new conveyancers?
A conveyancer would have to be very bad to suggest changing them. Has your mortgage offer been generated? In the event that it has you will need to inform them of the new lawyer and ensure the loan are issued to the new lawyers. The solicitor ideally should be on the lenders approved list to avoid supplemental costs and complications. That should be your starting point. Our search tool should assist you in finding a lender approved conveyancer for your home move in Crabtree
My wife and I purchased a leasehold flat in Crabtree. Conveyancing and Leeds Building Society mortgage went though with no issue. A letter has just been received from someone claiming to own the freehold. It included a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Crabtree who acted for me is not around. What should I do?
First contact HMLR to be sure that this person is in fact the new freeholder. It is not necessary to incur the fees of a Crabtree conveyancing practitioner to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 no more than 6 years of rent can be collected.
Leasehold Conveyancing in Crabtree - A selection of Queries before Purchasing
-
Where a Crabtree lease has no more than 80 years it will affect the value of the flat. Check with your bank that they are happy with the length of the lease. A short lease means that you will most likely have to extend the lease at some point and it is worth discovering what this would cost. For most Crabtreelease extensions you would be be obliged to have owned the property for 24 months before you are eligible to extend the lease. Best to be warned whether window replacement or some other significant cost is pending to be shared between the leasehold owners and could well dramatically increase the the maintenance fees or require a specific invoice.