What is the first thing I need to know about purchase conveyancing in Heathfield?
Not many law firms or advisers will tell you this but conveyancing in Heathfield and elsewhere in England and Wales is an adversarial experience. In other words, when it comes to conveyancing there exists an abundance of room for friction between you and other parties involved in the ownership transfer. For example, the vendor, estate agent and sometimes your mortgage company. Selecting a law firm for your conveyancing in Heathfield is a critical decision as your conveyancer is your adviser, and is the SOLE party in the process whose responsibility is to protect your legal interests and to keep you safe.
We are witnessing a worrying ongoing adversarial element to conveyancing- someone has to be blamed for the process taking so long. We recommend that you must always trust your solicitor ahead of the other parties in the conveyancing process.
My grandmother passed away 10 months ago and as sole heir and executor I was left the property in Heathfield. The house had a small mortgage left on it of around £5k. I want to transfer the title deeds into my name whilst I re-mortgage to HSBC, pay off the mortgage. Is this possible?
Where you plan to refinance then HSBC will require that you use a conveyancer on the HSBC conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your HSBC conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the HSBC mortgage is registered as a charge at the Land Registry.
We are getting the release of further monies on our home loan from Lloyds as we want to carry out renovations to our house in Heathfield. Do we need to select a bricks and mortar Heathfield solicitor on the Lloyds conveyancing panel to deal with the legals?
Lloyds don't usually appoint firms on their approved list of lawyers to handle the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Lloyds panel.
After much negotiation I have agreed a price on a house in Heathfield. My mortgage broker suggested a conveyancer. I paid an on account payment of £150. Shortly after, the property lawyer called me sheepishly admitting that they were not on the HSBC conveyancing panel. Am I right in thinking that I should be due a refund?
You should be able to recover this from the law firm if they were not on the HSBC panel. They should have asked at the outset which lender you were obtaining a mortgage with. An important lesson to readers of this site is to check that the lawyers are on the appropriate lender panel.
Planning on purchasing a apartment in Heathfield. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Building Society if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the HSBC conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Heathfield conveyancer is on the HSBC conveyancing panel.
I am buying a new build flat in Heathfield. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. Can you give me some examples of some of the questions asked in new build conveyancing.
Set out below are examples of a few leasehold new build questions that you should expect your new-build leasehold conveyancing in Heathfield
-
Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? Where there is an Undertaking being granted there is the risk of forfeiture of the Headlease subject to relief if one or more of the Underlessees are willing to accept the original Head Lessee’s obligations as otherwise relief will be denied to the Underlessees. The only alternatives are the Head Lessor agreeing not to forfeit the Headlease or the Head Lessee guaranteeing to the Underlessees that it will not be in breach of the Headlease. Where service of notices and proceedings can be at the property demised please confirm that this can be amended to include simultaneous services at the Lessees’ solicitors’ offices where the Lessee from time to time is not resident in the UK - such solicitors may be varied by notice in writing to the Landlord from time to time but otherwise will be as previously specified. Please confirm the Lease plans are architect prepared. Will control of the Management Company (if any) be handed over to purchasers on completion of the last sale or earlier?
My company is hoping to take over a lease of a shop on the high street. Can you recommend conveyancers offering fixed costs for commercial conveyancing in Heathfield for under £2000?
We can recommend firms who host a wealth of experience of commercial conveyancing in Heathfield, including the sale and purchase of businesses as well as simply property. If you are hoping to purchase or sell a shop, pub, restaurant, office, retail unit or a complete business we will put you in touch with the right firm. Regarding the fees this will depend on the structure and complexity of the proposed transaction. Let us have your details or email us so that we may furnish you with comprehensive commercial conveyancing calculation.
I am tempted by the attractive purchase price for a couple of maisonettes in Heathfield both have approximately forty five years left on the leases. should I be concerned?
A lease is a right to use the property for a period of time. As a lease gets shorter the value of the lease reduces and it becomes more expensive to acquire a lease extension. For this reason it is advisable to extend the lease term. It is often difficult to sell a property with a short lease as mortgage companies may be reluctant to lend money on properties of this type. Lease extension can be a protracted process. We advise that you get professional assistance from a solicitor and surveyor with experience in this arena.
I purchased a ground floor flat in Heathfield, conveyancing was carried out January 1998. Can you please calculate a probable premium for a statutory lease extension? Similar properties in Heathfield with over 90 years remaining are worth £185,000. The average or mid-range amount of ground rent is £65 charged once a year. The lease terminates on 21st October 2085
With only 60 years left to run we estimate the premium for your lease extension to be between £20,000 and £23,000 as well as professional fees.
The figure above a general guide to costs for renewing a lease, but we are not able to advice on the actual costs without more comprehensive investigations. You should not use the figures in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. You should not take any other action placing reliance on this information without first seeking the advice of a professional.