We opted for a local firm for our conveyancing in Forest of Dean recently. Reviewing the Terms and Conditions it is apparent thatI am on the hook for charges even where the transaction does not complete. Would I be best advised to select a web based solicitor practice offering no completion no charge conveyancing in Forest of Dean?
Generally there is a compromise along the lines that if "No Sale No Fee" is available then the conveyancing charges will generally be uplifted to neutralise the transactions that fail to complete. Dont forget that these schemes rarely protect you from expenditure by way of example Forest of Dean conveyancing search charges.
I am considering applying for a UBS mortgage for purchase of a newly converted (under development) in Forest of Dean with 60% LTV. Is it compulsory to choose a solicitor on the conveyancing panel for UBS ?
In theory, you could use a solicitor that is not on the UBS conveyancing panel, but UBS would require one of their panel solicitors to be instructed to act in their interests, and you'd have to pay for this - so most people instruct a panel solicitor. It's also easier, as otherwise you'd have to deal with two solicitors for the same conveyancing matter.
About to purchase a new build apartment in Forest of Dean. 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 conveyancing.
Set out below is a sample of a selection of leasehold new build questions that you should expect your new-build leasehold conveyancing in Forest of Dean
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There must be mutual enforceability of lessee’s covenants. 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. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier? Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Will the freehold then be transferred for a nominal consideration (not exceeding £100) to the Management Company?
We're novice buyers - agreed a price, but the selling agent told us that the owners will only go ahead if we appoint the agent's preferred conveyancers as they want an ‘expedited deal’. We would rather use a high street solicitor with experience of conveyancing in Forest of Dean
It is improbable the owners are behind this. Should the seller require ‘a quick sale', alienating a motivated purchaser is likely to cause more damage than good. Contact the sellers directly and make the point that (a)you are genuine purchasers (b)you are excited to move forward, with finances arranged © you have nothing to sell (d) you intend to proceed fast (e)however you are going to instruct your preferred Forest of Dean conveyancing solicitors - as opposed tothose that will earn the estate agent a introducer fee or meet his conveyancing targets pre-set by corporate headquarters.
Last May I purchased a leasehold property in Forest of Dean. Do I have any liability for service charges relating to a period prior to my ownership?
Where the service charge has already been demanded from the previous lessee 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. A critical element 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 purchased a 1st floor flat in Forest of Dean, conveyancing was carried out 10 years ago. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Forest of Dean with over 90 years remaining are worth £185,000. The ground rent is £65 charged once a year. The lease finishes on 21st October 2085
With only 60 years left to run we estimate the premium for your lease extension to range between £20,000 and £23,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to advice on the actual costs without more detailed investigations. Do not use this information in a Notice of Claim or as an informal offer. There may be other issues that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.
Whilst your website is a good idea there are many lawyers listed near Forest of Dean being on the mortgage company conveyancing panel. Can you recommend a specific firm on the mortgage company approved panel?
We do not recommend specific Forest of Dean firms as the right Forest of Dean conveyancing firm for you depends on where your priorities lie. For example you may require a local firm with Forest of Dean knowledge or you might be looking for the low cost conveyancing. Before you appoint your lawyer we advise you to speak to two or three of the the firms listed to gain comfort as to which one is right for you..