The mortgage offer from Nationwide for the refinancing of my 4 room flat is due imminently. Could you suggest a cheap conveyancing law firm in Drakes Cross?
You have come to the wrong place to search for the lowest fares for conveyancing solicitors in Drakes Cross. Our intention is to offer affordable conveyancing but we do not aim to work with the cheapest lawyers. Resist the temptation to appoint brokers seducing you with low cost conveyancing in Drakes Cross. Optimistically, in being led by cheap conveyancing, you will earn what you pay for and at worst you will end up with a surprising uplift in extras and still not get the service required.
My wife and I are buying a house in Drakes Cross. I might seem paranoid but how we can trust a conveyancer? On the day of competition we will need to deposit funds into their account. What protection do we have from them run away with our money?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
What is your number one tip for choosing a conveyancing solicitor in Drakes Cross
We would encourage you not to base your choice on the lowest Drakes Cross conveyancing costs illustration. You really do get what you’re paying for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
When it comes to mortgage companies such as Barclays, do Drakes Cross property lawyers have to pay an annual charge to be on the conveyancing panel?
We are unaware of any lender fees to be on their panel, although some do charge an administration charge to deal with the processing of the conveyancing panel submission.
I am buying a new build flat in Drakes Cross. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Here is a sample of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Drakes Cross
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Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? 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. The Vendor must covenant to keep unsold units in good repair until long leases are granted therefore. 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.
Due to the input of my in-laws I had a survey completed on a house in Drakes Cross prior to instructing solicitors. I have been informed that there is a flying freehold overhang to the house. My surveyor has said that some banks tend not give a loan on this type of home.
It depends who your proposed lender is. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can look into this further with the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Drakes Cross. Conveyancing may be slightly more expensive based on your lender's requirements.
Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £400,000 garden flat in Drakes Cross next week. The management company has quoted £360 for Certificate of Compliance, insurance certificate and previous years statements of service charge. Is the landlord entitled to charge exorbitant fees for a flat conveyance in Drakes Cross?
Drakes Cross conveyancing on leasehold maisonettes nine out of ten times involves administration charges levied by landlords agents :
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Answering pre-exchange enquiries
Where consent is required before sale in Drakes Cross
Supplying insurance information
Deeds of covenant upon sale
Registering of the assignment of the change of lessee after a sale
I invested in buying a 2 bed flat in Drakes Cross, conveyancing was carried out in 1995. Can you let me have an estimated range of the fair premium for a lease extension? Similar properties in Drakes Cross with a long lease are worth £190,000. The average or mid-range amount of ground rent is £45 levied per year. The lease comes to an end on 21st October 2087
With just 62 years unexpired we estimate the price of your lease extension to range between £17,100 and £19,800 plus costs.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you the actual costs in the absence of detailed due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt additional concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information before seeking the advice of a professional.
My conveyancers in Drakes Cross have advised me that they can not locate my conveyancing file. At the time of my purchase I took out a mortgage with the bank. Is it case that being on the bank conveyancing panel they need to have retained the file for a prescribed period?
It very much depends from lender to lender but many of the Terms and Conditions of Conveyancing Panel Appointment require the file to be held for a period of 6 years. That being said we have not seen a copy of the mortgage company Conveyancing Panel Terms. It might be worth you contacting the bank directly.