When can the exchange of contracts occur in sale conveyancing in Ettington and am I required to be at the lawyers office?
Where you are local to our conveyancing solicitors in Ettington you are welcome to come in to sign the paperwork. However, the lender approved solicitors we recommend offer a nationwide conveyancing service and provide just as diligent and professional a job for you when dealing with you by post or email. The executing of the contract is not the point of no return. A signed contract is just a prerequisite for the conveyancer to exchange contracts at the appropriate time, which will usually be very shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where an extended "chain" is involved, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Ettington)to be in the office at the appropriate time.
I am assisting my niece sell her property in Ettington. Will the solicitor order an energy performance certificate or it is for the seller to coordinate?
After the demise of Home Information Packs, EPC’s remained a mandatory element of selling a house. An energy assessment should be commissioned before the property is marketed. It is not a task that solicitors normally organise. Where you are instructing a Ettington conveyancing lawyer they might be willing to arrange energy assessments due to their relationships with long established local accredited person
Forgive me if this question is silly but I am unexperienced as FTB of a garden flat in Ettington. Do I collect the keys to the premises on the completion date from my conveyancer? If this is the case, I will instruct a High Street conveyancing solicitor in Ettington?
On the day of completion you will not be required to go to the conveyancers office in Ettington. Conveyancing lawyers for you will electronically transfer the completion advance to the seller's solicitors, and shortly after the monies have arrived, you should be able to collect the keys from the property Agents and start moving into the property. Usually this occurs early afternoon.
My fiancee and I are at the point of viewing houses in Ettington and I am now considering a potential offer. Should I already have a solicitor appointed at this point? I intend to finance via a home loan with UBS.
It would be prudent to commence your search sooner rather than later. After you have chosen your lawyer and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. Given that you are getting a mortgage with UBS, make sure you remember to check that your lawyer is on the UBS conveyancing panel.
I used Arc property Solicitors a few years past for my conveyancing in Ettington. I now require my papers but cannot find the solicitor. What do I do?
Do contact the Solicitors Regulatory Authority (SRA) to help locate your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Ettington of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Ettington differ for new build properties?
Most buyers of new build or newly converted property in Ettington come to us having been asked by the housebuilder to sign contracts and commit to the purchase even before the house is built. This is because developers in Ettington tend to purchase the land, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are accustomed to new build conveyancing in Ettington or who has acted in the same development.
I am looking at a couple of flats in Ettington both have in the region of fifty years remaining on the leases. Do I need to be concerned?
There is no doubt about it. A leasehold apartment in Ettington is a deteriorating asset as a result of the shortening lease. The nearer the lease gets to zero years unexpired, the more it adversely affects the salability of the premises. For most buyers and mortgage companies, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ettington conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. More often than not it is possible to negotiate informally with the freeholder to extend the lease. They may agree to a smaller lump sum and an increase in the ground rent, but to shorter extension terms in return. You need to ensure that the agreed terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I inherited a studio flat in Ettington, conveyancing was carried out half a dozen years ago. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Ettington with over 90 years remaining are worth £195,000. 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 remaining on your lease we estimate the price of your lease extension to range between £17,100 and £19,800 plus plus your own and the landlord's "reasonable" professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we cannot give you a more accurate figure in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.
We have been informed by various family members that it may take up to two months for Ettington conveyancing to complete.This was a month ago. The draft contract was only received from the vendors conveyancer a few days ago so now does it countdown?
You should be pragmatic concerning timing. Conveyancing in Ettington usually takes about two months. This timeframe is not due to conveyancing practitioner being slow and willfully delay matters. The amount of money involved in purchasing any property is so high, the buyer’s lawyer needing to raise a wide range of questions, searches and other checks to protect the purchaser and their mortgage company (if there is to be a mortgage) from expensive, avoidable problems. Conveyancing in Ettington involves seeking information from various third parties, for example other solicitor, local councils, private companies, building societies and banks. Some of these are efficient. Others are not. And remember, it doesn't matter how quickly your conveyancing practitioner do their part, if the people you are buying from or are selling to aren't ready, nothing can go ahead until they are up to speed.