Just contacted my conveyancing solicitor in Desford who conducted the legals two years ago asking for a conveyancing quote based on an identical type of house sale & purchase (a leasehold residence and a freehold premises) of similar values with a loan from Accord Mortgages Ltd. It looks as though am now being quoted twice the amount. Am I right to be tempted to shop around for an alternative firm of conveyancing solicitor?
The estimate fees are a little high. If you you were to look around you may be able to decrease the fees marginally by perhaps £125. On the other hand, if you were content with the conveyancing the firm gave you mightlive to regret opting for an an untested solicitor. Don't forget to ensure that the solicitor can act for Accord Mortgages Ltd. Do use our search tool to locate a Desford conveyancing firm on the Accord Mortgages Ltd approved list of lawyers, which can often include conveyancing solicitors in Desford.
What is the difference between a licensed conveyancer and conveyancing solicitor in Desford
There are many registered licenced Conveyancers in Desford and Solicitor practices in Desford who provide Conveyancing services It is important to make clear that both are supervised by regulatory bodies with both specialising in the legal work in the home buying process. Both can deal with other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I can not work out if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called into my local Desford building society branch on a couple of occasions and was informed it wasn't an issue and they would lend. My Desford conveyancing solicitor - who is on the mortgage company conveyancing panel- telephoned and was told they refuse to lend in accordance with their specific requirements. I simply don't know who is right.
The lawyer must comply with the Council of Mortgage Lenders’ 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 bank to contact your lawyer in writing confirming that they will accept the number of years remaining.
I am due to exchange contracts on my flat. I had a double glazing fitted in October 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's lender, Lloyds are being difficult. The Desford solicitor who is on the Lloyds conveyancing panel is recommending indemnity insurance as a solution but Lloyds are insisting on a building regulation certificate. Why do Lloyds have a conveyancing panel if they don't accept advice from them?
It is probably the case that Lloyds have referred the matter to their valuer. The reason why Lloyds may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I require fast conveyancing in Desford as I am faced with a deadline to complete in less than 4 weeks. Luckily I do not require a mortgage. Can I escape the need for conveyancing searches to save fees and time?
If.Given you are not obtaining a mortgage you have the choice not to do searches although no lawyer would advise that you don't. With lots of history conveyancing in Desford the following are examples of issues that can be revealed and adversely impact future saleability: Refused Planning Applications, Outstanding Fees, Overdue Grants, Railway Schemes,...
Are there restrictive covenants that are commonly identified during conveyancing in Desford?
Restrictive covenants can be picked up when reviewing land registry title as part of the process of conveyancing in Desford. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Just had an offer accepted on a new build flat in Desford. Conveyancing is daunting at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build legal work.
Here are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Desford
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Please supply a car parking plan. Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. If there are lifts in the building, please confirm that the owners of flats on the ground and basement floors will not be required to contribute towards the cost of maintenance and renewal. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified.
I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable figure which is making it more attractive. I have subsequently discovered that the title is leasehold rather than freehold. I would have thought that there are issues purchasing a house with a leasehold title in Desford. Conveyancing lawyers have are about to be instructed. Will my lawyers set out the implications of buying a leasehold house in Desford ?
Most houses in Desford are freehold and not leasehold. In this scenario it’s worth having a local conveyancer who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Desford in which case you should be shopping around for a Desford conveyancing solicitor and check that they have experience in transacting on leasehold houses. First you will need to check the unexpired lease term. Being a tenant you will not be at liberty to do whatever you want with the house. The lease comes with conditions for example requiring the landlord’sconsent to carry out changes to the property. You may also be required to pay a service charge towards the maintenance of the communal areas where the house is located on an estate. Your conveyancer should report to you on the legal implications.
I purchased a studio flat in Desford, conveyancing formalities finalised August 2000. Can you shed any light on how much the price could be for a 90 year extension to my lease? Comparable flats in Desford with an extended lease are worth £222,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease ends on 21st October 2095
With just 70 years left to run we estimate the price of your lease extension to be between £9,500 and £11,000 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range 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. Do not use this information in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not take any other action based on this information before seeking the advice of a professional.