We previously selected conveyancing lawyers locally in Gresford on the Co-operative solicitor panel. They have just billed me a supplemental charge for the legal aspects of the Co-operative mortgage. Is this an additional conveyancing fee specified by Co-operative?
As unfair as it may seem, as long as it’s in their Terms and Conditions or Quote then yes your property lawyer can charge a fee for this. This charge is not dictated by Co-operative but by your Gresford solicitor. Numerous firms on the Co-operative panel will quote an ‘acting for lender’ fee but some firms include it on their overall fee.
Can I be sure that the Gresford conveyancing solicitor on the Nottingham panel is any good?
When it comes to conveyancing in Gresford obtaining recommendations is a good start. Before you go ahead, check if they offer a no sale no fee offer. Also, you often get what you pay for - a firm which quotes more, will often provide a better service than one advertising the lowest fees. We would always advise that you speak with the lawyer handling your transaction.
We have agreed to purchase a house in Gresford. An unusual aspect is that the roof has a solar panel. Kent Reliance have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
As your lender is Kent Reliance your lawyer must follow the conveyancing instructions set out in Part 2 of UK Finance Lenders’ Handbook for Kent Reliance. The Council of Mortgage Lenders’ Handbook contains minimum specifications for solar panel roof-space leases, and conveyancing practitioners are required to report to Kent Reliance where a lease fails to satisfy these specifications. The provisions relate to the installation of panels on properties countrywide and is not restricted to Gresford.
My wife and I own a 4 bedroom Edwardian property in Gresford. Conveyancing solicitor acted for me and Virgin Money. I happened to do a free search for it on the Land Registry database and there are a couple of entries: the first freehold, the second leasehold with the matching address. Is it worth asking Virgin Money to clarify?
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Gresford and other locations in the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also check the situation with your conveyancing lawyer who conducted the work.
How does conveyancing in Gresford differ for new build properties?
Most buyers of new build property in Gresford come to us having been asked by the developer to sign contracts and commit to the purchase even before the property is constructed. This is because new home sellers in Gresford typically purchase 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 used to new build conveyancing in Gresford or who has acted in the same development.
I am selling my house. My past lawyers has retired. It would be helpful to have a recommendation of a conveyancing firm. I happen to live in Gresford if that makes a difference.
Please use our search tool to help you find a solicitor for your conveyancing in Gresford. We have connected thousands of home buyers and sellers with regulated solicitors to ensure that the legalities of their house move goes smoothly.
Back In 2008, I bought a leasehold house in Gresford. Conveyancing and Godiva Mortgages Ltd mortgage are in place. I have received a letter from someone saying they have taken over the freehold. Attached was a ground rent demand for rent dating back to 1991. The conveyancing practitioner in Gresford who acted for me is not around. Do I pay?
First make enquiries of the Land Registry to make sure that this person is in fact the new freeholder. You do not need to instruct a Gresford conveyancing practitioner to do this as you can do this on the Land Registry website for less than a fiver. Rest assured that regardless, even if this is the rightful freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
I am the registered owner of a split level flat in Gresford, conveyancing was carried out March 2010. How much will my lease extension cost? Comparable flats in Gresford with a long lease are worth £202,000. The ground rent is £60 yearly. The lease ends on 21st October 2081
With just 57 years remaining on your lease we estimate the price of your lease extension to be between £28,500 and £33,000 plus plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to provide a more accurate figure in the absence of comprehensive investigations. Do not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward placing reliance on this information before seeking the advice of a professional.
New build sellers have put forward a solicitor and I've received a quote from them. It's almost three hundred pounds less expensive than my family Gresford conveyancer. What's the catch?
Builders frequently have lists of conveyancers who are quick and who know the seller’s documentation and conveyancer. Plenty of developers offer an inducement to select a preferred conveyancing practitioner for this reason, any increased charges can be avoided and a builder won't recommend a conveyancing warehouse and run the risk of having the conveyancing delayed when they need an exchange within a tight deadline. The argument for not opting for the suggested solicitor is that they may be unwilling to 'push' your interests at the risk of alienating the housebuilder. Where you have concerns that this may be the case you should stick with your high street Gresford property lawyer.