At what point can the exchange of contracts occur in domestic conveyancing in Hagley and do I need to be at the lawyers branch?
If you are round the corner to our conveyancing solicitors in Hagley you are welcome to attend to sign documents. However, the firms we work with supply a nationwide conveyancing service and give just as comprehensive and professional a job for you when dealing with you electronically. The executing of the contract is not the point of no return. Signing on the dotted line is necessary for the firm to exchange contracts at the suitable time, which is ordinarily shortly after signing. The exchange process is nowadays normally dealt with by telephone and can be very rapid, although where a lengthy "chain" is in play, since the process requires the relevant party's solicitor (not necessarily a conveyancing solicitor in Hagley)to be in the office available at the end of the phone to exchange contracts.
My property lawyer in Hagley has never been on on the Nationwide Building Society Approved Panel. Can I still continue with my prefered solicitor notwithstanding that they are excluded from the Nationwide Building Society list of approved lawyers?
Your options are as follows:
- Complete the purchase with your preferred Hagley lawyers but Nationwide Building Society will need to instruct a solicitor on their panel. This will result in additional total legal charges as well as result in frustration.
- Find a new practitioner to act in the conveyancing, obviously checking they are on the Nationwide Building Society panel
A friend suggested that if I am buying in Hagley I should ask my conveyancer to execute a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?
This is a search is occasionally quoted for as part of the standard Hagley conveyancing searches. It is not a small document of about 40 pages, listing and detailing significant information about Hagley around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Hagley Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Local Education with plans and statistics, Local Amenities and other useful information about Hagley.
Yesterday I discovered that there is a flying freehold element on a house I put an offer in a fortnight ago in what was supposed to be a simple, chain free conveyancing. Hagley is the location of the property. Is there any advice you can give?
Flying freeholds in Hagley are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Hagley you would need to get your solicitor to go through the deeds thoroughly. Your bank may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Hagley 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.
I am a fortnight into a residential purchase having been recommend to conveyancers by the local agent to handle our conveyancing in Hagley. I am not happy. Can you help me find new solicitors?
A solicitor would need to be really bad to suggest replacing them. Has the loan offer been sent? In the event that it has you need to make them aware of the replacement conveyancer and get the mortgage documents are issued to the new lawyers. Your new conveyancer should be on the lenders approved list to avoid supplemental fees and complications. That should be your starting point. Our search tool should assist you in finding a bank approved lawyer for your home move in Hagley
All being well we will complete the sale of our £300,000 apartment in Hagley next week. The management company has quoted £396 for Landlord’s certificate, building insurance schedule and 3 years service charge statements. Is the landlord entitled to charge an administration fee for a leasehold conveyance in Hagley?
Hagley conveyancing on leasehold flats usually necessitates the buyer’s solicitor sending questions for the landlord to address. Although the landlord is under no legal obligation to respond to such questions the majority will be content to assist. They are at liberty to levy a reasonable administration fee for answering questions or supplying documentation. There is no upper cap for such fees. The average costs for the information that you are referring to is £350, in some transactions it exceeds £800. The administration charge invoiced by the landlord must be accompanied by a summary of rights and obligations in respect of administration charges, otherwise the invoice is technically not due. In reality one has no option but to pay whatever is requested of you should you wish to sell the property.
I invested in buying a garden flat in Hagley, conveyancing formalities finalised half a dozen years ago. Can you let me have an estimated range of the fair premium for a lease extension? Equivalent flats in Hagley with an extended lease are worth £211,000. The ground rent is £45 charged once a year. The lease comes to an end on 21st October 2094
With just 68 years unexpired we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to provide the actual costs in the absence of detailed investigations. You should not use this information in a Notice of Claim or as an informal offer. There are no doubt other issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not move forward based on this information before getting professional advice.