Just contacted my conveyancing solicitor in Harwich who conducted the legals 18 months ago and wanted a conveyancing estimate based on the same type of home move (a leasehold property and a freehold premises) of almost identical values with a loan from Lloyds TSB Bank. It looks as though am now being charged double. Am I right to be tempted to shop around for a cheaper online conveyancer?
The estimate fees appear a tad high. Where you are content to expend time scrutinising prices you could decrease the fees marginally by say £125. On the other hand, if you were satisfied with the service the firm provided you mightcome to rue choosing an an untested solicitor. Don't forget to check the solicitor can represent Lloyds TSB Bank. You can make use of our search tool to locate a Harwich conveyancing firm on the Lloyds TSB Bank approved list of lawyers, which can often include conveyancing solicitors in Harwich.
Why do I have to pay up front for my conveyancing in Harwich?
If you are buying a property in Harwich your lawyer will request that you place them with monies to cover the the cost of the conveyancing searches. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the purchase price then this will be asked for shortly before contracts are exchanged. Any further balance that is due should be transferred shortly before completion.
When researching consumer advice sites for a high-quality solicitor in Harwich, many comment that I should instruct a CQS assured solicitor. What is CQS?
The Conveyancing Quality Scheme (CQS) provides a kitemark for residential conveyancing practices issued by the Law Society. Membership achievement establishes a level of credibility for member firms with stakeholders (regulators, lenders, insurers and consumers) based upon: * the integrity of the senior responsible officer and other key conveyancing staff * the firm's adherence to good practice management standards * adherence to best practice conveyancing procedures through the scheme protocol Membership covers numerous partnerships who handle conveyancing in Harwich.
I can see plenty of information on this site concerning conveyancing in Harwich but what is your top tip for selecting the right conveyancer in Harwich
It would be unwise to be swayed by the cheapest Harwich conveyancing quote. You really do get what you pay for when it comes to property lawyers. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
We have agreed to purchase a house in Harwich. One unusual aspect is that the roof has a solar panel. Bank of Ireland have issued a mortgage offer so presumably this is not a concern to them. Why is my solicitor raising questions about the panel?
Given that your lender is Bank of Ireland your lawyer must follow the formal requirements contained in Section two of UK Finance Lenders’ Handbook for Bank of Ireland. The CML Handbook contains minimum conditions for solar panel roof-space leases, and conveyancing practitioners are required to report to Bank of Ireland where a lease does not satisfy these provisions. The specifications relate to the installation of panels on properties nationwide and is not limited to Harwich.
I am selling my house. I had a double glazing fitted in September 2007, but did not receive a FENSA certificate or Building Regulation Certificate. My buyer's mortgage company, Leeds Building Society are being difficult. The Harwich solicitor who is on the Leeds Building Society conveyancing panel is saying indemnity insurance will be fine but Leeds Building Society are insisting on a building regulation certificate. Why do Leeds Building Society have a conveyancing panel if they don't accept advice from them?
It is probably the case that Leeds Building Society have referred the matter to their valuer. The reason why Leeds Building Society 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.
Yesterday I discovered that there is a flying freehold issue on a property I have offered on two weeks back in what was supposed to be a simple, chain free conveyancing. Harwich is where the house is located. Is there any advice you can give?
Flying freeholds in Harwich are rare but are more likely to exist in relation to terraced houses. Even where you use a solicitor outside Harwich 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 Harwich may determine 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.
Do you have any top tips for leasehold conveyancing in Harwich from the perspective of saving time on the sale process?
- Much of the delay in leasehold conveyancing in Harwich can be bypassed if you get in touch lawyers as soon as your agents start marketing the property and ask them to put together the leasehold information needed by the purchasers’ representatives. If you hold a share in a the Management Company, you should ensure that you are holding the original share certificate. Obtaining a re-issued share certificate can be a time consuming formality and delays many a Harwich conveyancing deal. If a new share certificate is necessary, you should approach the company director and secretary or managing agents (if applicable) for this sooner rather than later. A minority of Harwich leases require Licence to Assign from the landlord. If this applies to your lease, you should place the estate agents on notice to make sure that the purchasers obtain bank and professional references. Any bank reference will need to confirm that the buyers are financially capable of paying the annual service charge and the actual amount of the service charge should be quoted in the bank’s letter. You will therefore need to provide your estate agents with the service charge figures so that they can pass this information on to the buyers or their lawyers. If you have had conflict with your freeholder or managing agents it is essential that these are settled prior to the flat being marketed. The purchasers and their solicitors will be nervous about purchasing a property where a dispute is unresolved. You may have to bite the bullet and pay any arrears of service charge or resolve the dispute prior to completion of the sale. It is therefore preferable to have any dispute settled ahead of the contract papers being issued to the buyers’ solicitors. You will still have to reveal details of the dispute to the buyers, but it is better to reveal the dispute as historic as opposed to unresolved. If you have carried out any alterations to the property would they have required Landlord’s approval? In particular have you laid down wooden flooring? Harwich leases often stipulate that internal structural alterations or laying down wooden flooring calls for a licence issued by the Landlord consenting to such changes. If you fail to have the approvals to hand you should not contact the landlord without checking with your solicitor first.
I acquired a basement flat in Harwich, 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? Equivalent properties in Harwich with a long lease are worth £206,000. The ground rent is £45 per annum. The lease runs out on 21st October 2091
With 66 years unexpired the likely cost is going to span between £12,400 and £14,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. Do not use the figures in a Notice of Claim or as an informal offer. There may be other issues that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before getting professional advice.