We were about to choose a conveyancing solicitor in Fleetwood found using your comparison tool but have come across some other estimates via the web appear cheaper – why is this?
One can find plenty of websites promoting supposedly cheap conveyancing, but additionalfees end up with the closing bill mounting up beyond all recognition. In accordance with regulatory requirements charges contained in terms of engagement should be equitable invoiced The solicitors that we put forward for conveyancing in Fleetwood specify all legal fees for a residential conveyancing matter.
Finally the sale completed on my house in Fleetwood last March but the buyer keeps e-mailing daily complaining that his solicitor needs to hear from mine. What are the post completion sale legalities now that I have sold?
Following your sale your lawyer is duty bound to forward the transfer documentation and all additional paperwork to the purchaser's lawyers. Depending on the transaction, your solicitor must also evidence that the legal charge in favour of the lender has been paid off to the buyers lawyers. There is unlikely to be post completion tasks peculiar conveyancing in Fleetwood.
We're in Fleetwood, First time buyers buying with a mortgage (lender is Leeds Building Society , and our lawyer is on the Leeds Building Society conveyancing panel). How long should the conveyancing process take?
The fact that your lawyer is on the Leeds Building Society conveyancing panel is a help. It would almost certainly delay matters if they were not. However, no conveyancing practitioner should guarantee a timeframe for your conveyancing, due to third parties outside of your control such as delays caused by lenders,conveyancing search providers or by the other side’s solicitors. The time taken is often determined by the number of parties in a chain.
How does conveyancing in Fleetwood differ for newly converted properties?
Most buyers of new build property in Fleetwood come to us having been asked by the developer to exchange contracts and commit to the purchase even before the house is constructed. This is because developers in Fleetwood typically buy the real estate, 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 conveyancing solicitors 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 Fleetwood or who has acted in the same development.
I opted to have a survey done on a property in Fleetwood prior to retaining conveyancers. I have been advised that there is a flying freehold overhang to the property. My surveyor has said that some banks will not issue a mortgage on this type of property.
It depends who your proposed lender is. Bank of Scotland has different instructions from Birmingham Midshires. Should you wish to call us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Fleetwood. Conveyancing may be slightly more expensive based on your lender's requirements.
Last September I purchased a leasehold house in Fleetwood. Am I liable to pay service charges for periods before completion of my purchase?
In a situation where the service charge has already been demanded from the previous owner and they have not paid you would not usually be personally liable for the arrears. However, your landlord may still be able to take action to forfeit the lease. It is an essential part of leasehold conveyancing for your conveyancer to be sure to have an up to date clear service charge receipt before completion of your purchase. If you have a mortgage this is likely to be a requirement of your lender.
If you purchase part way through an accounting year you may be liable for charges not yet demanded even if they relate to a period prior to your purchase. In such circumstances your conveyancer would normally arrange for the seller to set aside some money to cover their part of the period (usually called a service charge retention).
I acquired a studio flat in Fleetwood, conveyancing having been completed May 2005. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Fleetwood with an extended lease are worth £179,000. The average or mid-range amount of ground rent is £65 yearly. The lease comes to an end on 21st October 2083
With only 57 years unexpired we estimate the premium for your lease extension to span between £26,600 and £30,800 as well as professional fees.
The suggested premium range 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 comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. You should not take any other action based on this information before seeking the advice of a professional.