Completed the sale of my flat in Fakenham last February but our buyer keeps SMS messaging me to say her solicitor needs to hear from mylawyer. What should my lawyer have done following completion?
Post completion of your disposal your conveyancer is obliged to send the transfer documentation and all supplemental paperwork to the buyer’s lawyers. Where relevant, your conveyancer should also confirm that the legal charge in favour of the lender has been paid off to the buyers lawyers. There is unlikely to be post completion formalities peculiar conveyancing in Fakenham.
I moved into my flat on 10 June and the transaction details is not yet on the land registry website. Should I be concerned? My conveyancing solicitor in Fakenham expressed confidence that it should be formalised in less than a month. Are transfers in Fakenham particularly slow to register?
As far as conveyancing in Fakenham registration is no quicker or slower than anywhere else in the country. Rather than based on location, timescales can differ depending on who lodges the application, whether it is in order and if the Land registry must send notices to any third parties. At present in the region of three quarters of such applications are fully dealt with within two weeks but occasionally there can be extensive delays. Historically registration is effected after the buyer is living at the property therefore registration formalities is not typically top priority but where it is urgent that the the registration takes place urgently then you or your solicitor should contact the land registry and explain the circumstances.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Fakenham. Conveyancing is a frightening process 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 conveyancing.
Here is a sample of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Fakenham
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Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. Please confirm the Lease plans are surveyor prepared. Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company? Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents.
I am using a search engine for the words on line conveyancing in Fakenham it reveals numerous property lawyersin the vicinity. How do I determine which is the suitable property lawyer for the sale of my house?
The ideal way of seeking a suitable conveyancer is via personal referral, so ask colleagues and those you trust who have purchased a property in Fakenham or the respected estate agent or financial adviser. Charges for conveyancing in Fakenham vary, so it's advisable to request at least four fee calculations from different law firms. Make sure that you know that the charges are guaranteed not to rise.
If all goes to plan we aim to complete the disposal of our £175,000 apartment in Fakenham next week. The managing agents has quoted £408 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a leasehold conveyance in Fakenham?
Fakenham conveyancing on leasehold maisonettes normally requires the purchaser’s solicitor submitting enquiries for the landlord to address. Although the landlord is under no legal obligation to respond to such questions most will be content to assist. They are entitled to invoice a reasonable charge for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the paperwork that you are referring to is £350, in some cases it is above £800. The management information fee invoiced by the landlord must be accompanied by a summary of rights and obligations in relation to administration charges, otherwise the invoice is technically not due. Reality however dictates that one has little choice but to pay whatever is demanded should you wish to sell the property.
I inherited a 1st floor flat in Fakenham, conveyancing was carried out in 2004. Can you let me have an estimated range of the fair premium for a lease extension? Comparable properties in Fakenham with over 90 years remaining are worth £190,000. The average or mid-range amount of ground rent is £45 invoiced annually. The lease ceases on 21st October 2087
With only 62 years unexpired we estimate the premium for your lease extension to span between £17,100 and £19,800 plus costs.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you want to be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before getting professional advice.
My fiance and I are buying a three room flatin Fakenham with a mortgage from a lender. We would like to retain our conveyancer in Fakenham yet our bank advise she’s not approved on their "panel". We have to appoint from the our mortgage company panel solicitors or keep our Fakenham solicitor and incur the extra costs for one of their panel ones to represent them. This seems very unfair; Can we not simply insist that our mortgage company use our Fakenham lawyer?
Unfortunately,no. The bank home loan offered to you is subject to its terms and conditions, one of which will be that solicitors will on the lender's conveyancing panel. Until recently, most banks had large numbers of law firms on their panels, including most conveyancing solicitors in Fakenham : a mortgagee could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for your mortgage company.