We were about to instruct a conveyancing solicitor in Great Sankey found using your comparison tool but have come across alternative costs illustrations on the internet appear less pricey – how come?
There are many firms of conveyancing organisations advertising so-called cut-price conveyancing, unfortunately it’s common in such cases for extrafees end up with the final fee totally different to the one you expected. Conveyancers are obliged to make sure that charges listed in terms and conditions should be fair and reasonable invoiced The law firms that we put forward for conveyancing in Great Sankey specify all charges for a residential conveyancing matter.
Do the Building Society Association intend to launch a searchable register to list solicitors on the Earl Shilton BS conveyancing panel for example in Great Sankey?
We would not expect to be advised of any intention on the part of the BSA to develop such a search facility.
Last month we had a mortgage agreed in principle with RBS. Great Sankey conveyancing lawyers are instructed. What is the average time that one could expect to receive a mortgage offer from RBS?
Some lenders take longer than others. Have RBS done the survey? Have you informed RBS as to your lawyers' details and checked that your lawyers are on the RBS conveyancing panel? It is not unusual for a mortgage offer to take a month to come through.
The formalities of my purchase has taken place for my property in Great Sankey. Conveyancing was satisfactory but I would like to complain about the lender. Who do I contact should I wish to lodge a complaint?
All lenders have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Care Team at head office. We understand that complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service with full details of your complaint.
I am selling my flat. I had a double glazing fitted in August 2008, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, UBS are being problematic. The Great Sankey solicitor who is on the UBS conveyancing panel is saying indemnity insurance will be fine but UBS are insisting on a building regulation certificate. Why do UBS have a conveyancing panel if they don't accept advice from them?
It is probably the case that UBS have referred the matter to their valuer. The reason why UBS may not want to accept indemnity insurance is because it does not give them any reassurance that the double glazing was correctly and safely installed. The indemnity insurance merely protects against enforcement action which is very unlikely anyway.
I am purchasing a house and the lawyer has identified Chancel Repair for which the house could be obligated to contribute to given it’s proximity to the area of such a church. She has suggested insurance. Is this strictly necessary for conveyancing in Great Sankey
Unless a prior purchase of the property completed post 12 October 2013 you could assume that lawyers delivering conveyancing in Great Sankey to remain encouraging a chancel search and or insurance against a claim.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on last month in what should have been a quick, no chain conveyancing. Great Sankey is where the house is located. Can you offer any guidance?
Flying freeholds in Great Sankey are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Great Sankey you must be sure that your lawyer goes through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Great Sankey may decide 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 residence.
I today plan to offer on a house that appears to meet my requirements, at a reasonable price which is making it all the more appealing. I have just been informed that it's a leasehold as opposed to freehold. I would have thought that there are issues purchasing a house with a leasehold title in Great Sankey. Conveyancing lawyers have are about to be appointed. Will my lawyers set out the risks of buying a leasehold house in Great Sankey ?
The majority of houses in Great Sankey are freehold and not leasehold. This is one of the situations where having a local solicitor who is familiar with the area who can help the conveyancing process. It is clear that you are buying in Great Sankey in which case you should be looking for a Great Sankey conveyancing solicitor and be sure that they have experience in transacting on leasehold houses. As a matter of priority you will need to check the number of years remaining. As a leaseholder you will not be at liberty to do whatever you want to the property. The lease will likely included provisions for example requiring the freeholder’spermission to carry out alterations. It may be necessary to pay a contribution towards the upkeep of the communal areas where the property is part of an estate. Your solicitor should report to you on the legal implications.
I purchased a 1st floor flat in Great Sankey, conveyancing having been completed 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Equivalent properties in Great Sankey with an extended lease are worth £186,000. The average or mid-range amount of ground rent is £55 invoiced annually. The lease ends on 21st October 2077
With 52 years left to run we estimate the premium for your lease extension to span between £29,500 and £34,000 as well as legals.
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 detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional issues that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.