My previous conveyancer has quoted £1150 for fixed fee conveyancing in Great Sankey. I’m selling a Victorian property for £275,000. Are these conveyancing fees excessive? Is it above what I should be paying for conveyancing in Great Sankey?
The estimate does seem a tad steep. If you shop around you may be able to decrease the fees marginally by say a hundred pounds. That being said, you couldcome to regret opting for an a cheaper conveyancer. Don't forget to ensure that the firm can act for your lender. You can utilise our search tool to select a Great Sankey conveyancing firm on the lender’s conveyancing panel which can often include conveyancing solicitors in Great Sankey.
We are purchasing a newly built apartment in Great Sankey and my conveyancer is informing me that she has to the bank to reveal incentives from the seller. I am nearing the developer’s deadline to exchange contracts and I have no desire to prolong the conveyancing. is my lawyer playing by the book?
You should not exchange unless you have been advised to do so by your conveyancer. A precondition to being on a mortgage company panel is to comply with the UK Finance Lenders’ Handbook provisions. The CML Conveyancing Handbook requires that your lawyer have the appropriate Disclosure of Incentive form completed by the developer and accepted by your lender.
We have agreed to purchase a house in Great Sankey. An unusual aspect is that the roof has a solar panel. Coventry BS have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As you are obtaining a mortgage with Coventry BS your lawyer must check the conveyancing requirements set out in Section 2 of UK Finance Lenders’ Handbook for Coventry BS. The Council of Mortgage Lenders’ Handbook contains minimum conditions for solar panel roof-space leases, and conveyancers are required to report to Coventry BS where a lease does not meet these provisions. The conditions relate to the installation of panels on properties in England and Wales and is not limited to Great Sankey.
I have decided to exercise my right to buy my property in Great Sankey off the council. I have a mortgage offer with Coventry BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
At last I have had an offer on a flat in Great Sankey accepted, but there is a chain. The owners have placed an offer on a flat, but it’s not yet tied up, and are looking at other apartments booked. I have chosen a nearby conveyancing solicitor in Great Sankey. What should be my next step? At what stage should I apply for the mortgage with Kent Reliance?
It is normal to have apprehensions where there is a chain as you are unlikely to want to incur expenses too early (mortgage application is in the region of £1k, then valuation, Great Sankey conveyancing search costs, etc). First, you should check that your property lawyer is on the Kent Reliance approved list. Concerning the subsequent stages this very much depends on the uniqueness of your case, attraction to the property and on the state of the market. During a hot market some purchasers would apply for the mortgage with Kent Reliance and pay for the valuation and only if it was satisfactory would they request their conveyancing practitioner to press on with searches.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Great Sankey is the location of the property. What do you suggest?
Flying freeholds in Great Sankey are unusual but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Sankey you would need to get your solicitor to go through the deeds thoroughly. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Sankey may ascertain that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
How do I use the search tool to choose a conveyancing practitioner in Great Sankey on the panel for my mortgage?
Step one is to select a lender such as Accord Mortgages Ltd, Coventry Building Society or Clydesdale then specify your preferred area a common one being Great Sankey. Conveyancing practices in Great Sankey and further afield will then be shown.
I today plan to offer on a house that appears to tick a lot of boxes, at a great price which is making it more attractive. I have since found out that the title is leasehold as opposed to freehold. I am assuming that there are issues purchasing a leasehold house in Great Sankey. Conveyancing solicitors have are soon to be instructed. Will they explain the issues?
The majority of houses in Great Sankey are freehold and not leasehold. In this scenario it’s worth having a local solicitor who is familiar with the area can assist with the conveyancing process. It is clear that you are buying in Great Sankey so you should seriously consider looking for a Great Sankey conveyancing solicitor and check that they are used to transacting on leasehold houses. As a matter of priority you will need to check the unexpired lease term. Being a lessee you will not be entirely free to do whatever you want to the property. The lease comes with conditions for example obtaining the landlord’spermission to conduct changes to the property. You may also be required to pay a contribution towards the upkeep of the estate where the property is located on an estate. Your conveyancer will report to you on the legal implications.