My partner’s uncle is a property lawyer. I expect that I'll be able to get mate’s pricing for conveyancing, However if that does not come materialise, what level of fees would I typically be looking at for conveyancing in Henbury?
Do compare pricing. Make use of our search tool on this site. The estimates will contrast greatly but service levels do are distinct between solicitors as is true with the vast majority of professional services.
Will conveyancers request money up-front for my conveyancing in Henbury?
Where you are retaining lawyers for conveyancing in Henbury your lawyer will ask you to provide them with funds to cover the search fees. This will be the total of the cost of the Local Authority Search. If any down payment is payable against the sale price then this will be asked for shortly before exchange of contracts. The final balance that is due will be payable shortly before completion.
My wife and I are buying a property in Henbury. It might be a silly question but how we can trust a conveyancer? On the day of competition we will need to deposit money into their account. What protection do we have from them run away with our deposit?
Be assured that all money in a Solicitors client account is 100% safe, and even if your Solicitor ran off with it, the Law Society would reimburse you fully.
My husband and I are spending time viewing houses in Henbury and I am about to put in an offer. Is it premature to have a solicitor in place? I will be getting a mortgage with Yorkshire BS.
It would be sensible to start your search sooner rather than later. Once you decide who you want to use and once your offer is accepted you can instruct them to work for you and pass their details on to the selling agent. As you are taking out a mortgage with Yorkshire BS, ask your prospective lawyers if they are on the Yorkshire BS conveyancing panel otherwise they can't do the mortgage legal work.
I am currently in the process of buying my council flat in Henbury. I have a mortgage agreed with Yorkshire BS. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should use one. Any advice?
It is not advisable to proceed with a house purchase without a solicitor. The council's solicitor are not acting for you. You need a solicitor for a number reasons. One of which is to verify what plans the Council have for repairs and refurbishment for the next five years. Many leaseholders have been stung for contributions of thousands of pounds. In any event, if you are getting a mortgage with Yorkshire BS, you will need to appoint a solicitor on the Yorkshire BS conveyancing panel.
Various internet forums that I have visited warn that are the number one cause of stalling in Henbury house deals. Is this right?
The Council of Property Search Organisations (CoPSO) published determinations of a review by MoveWithUs that conveyancing searches do not figure amongst the top 10 causes of delays in the conveyancing process. Searches are not likely to be the root cause of holding up conveyancing in Henbury.
We're FTB’s - agreed a price, yet the selling agent has warned us that the seller will only go ahead if we use their preferred solicitors as they want a ‘quick sale’. We would rather use a high street solicitor with experience of conveyancing in Henbury
We suspect that the owner is not behind this requirement. Should the owner desire ‘a quick sale', turning down a serious purchaser is likely to cause more damage than good. Speak to the owners direct and make sure they understand (a)you are genuine buyers (b)you are excited to move forward, with mortgage lined up © you do not need to sell (d) you wish to move quickly (e)but you are going to instruct your preferred Henbury conveyancing solicitors - not the ones that will give their negotiator at the agency a referral fee or achieve conveyancing figures pre-set by senior management.
I am a negotiator for a busy estate agent office in Henbury where we have witnessed a few leasehold sales put at risk due to short leases. I have received conflicting advice from local Henbury conveyancing solicitors. Could you confirm whether the vendor of a flat can initiate the lease extension process for the purchaser on completion of the sale?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to sit tight for 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment needs to be completed before, or at the same time as completion of the disposal of the property.
An alternative approach is to extend the lease informally by agreement with the landlord either before or after the sale. If you are informally negotiating there are no rules and so you cannot insist on the landlord agreeing to grant an extension or transferring the benefit of an agreement to the buyer.
I own a leasehold flat in Henbury, conveyancing formalities finalised February 2007. Can you let me have an estimated range of the fair premium for a lease extension? Similar flats in Henbury with a long lease are worth £255,000. The ground rent is £45 levied per year. The lease terminates on 21st October 2099
With 74 years left to run the likely cost is going to range between £8,600 and £9,800 plus plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not take any other action based on this information before getting professional advice.