I instructed a Highbury based lawyer for my conveyancing in Highbury yesterday. Going through the small print I notewe are on the hook for fees even where the conveyance does not complete. Would I be best advised to choose an on-line lawyer offering no-sale-no-fee conveyancing in Highbury?
It is usually ‘give and take’ in that if "No Sale No Fee" is advertised then the conveyancing charges will generally be higher to counteract those cases that fail to complete. Dont forget that such arrangements generally do not cover expenses such your Highbury conveyancing search fees.
I am purchasing a house without a mortgage in Highbury. I have been residing for the previous Seventeen years in Highbury. Conveyancing searches are expensive. Given that I know the area and road very well should I not bother getting the solicitor to do all the conveyancing searches?
In the absence of a mortgage, then almost all of the Highbury conveyancing searches are at your discretion. Your conveyancer will 'advise', no-doubt strongly, that you should have searches done, but she is duty bound to do this. One thing to consider; if you are going to sell the house in the future, it may be of relevance to your future buyer what the searches disclose. There are plenty of instances where houses with day to day issues can still reveal negative search results. A good conveyancing solicitor in Highbury should provide you some constructive advice here.
What is the difference between a licensed conveyancer and conveyancing solicitor in Highbury
There are many registered licenced Conveyancers in Highbury and Solicitor partnerships in Highbury offering conveyancing It is important to make clear that the two are supervised by regulatory bodies with both specialising in the legal work in the home buying process. They may both also handle other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
We had instructed solicitors with offices in Highbury on the Bank of Ireland solicitor approved list. They are now charging me an additional charge for dealing with the Bank of Ireland mortgage. Is this a supplemental conveyancing fee set by Bank of Ireland?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your solicitor can charge a fee for this. The charge is not set by Bank of Ireland but by your Highbury lawyer. Numerous firms on the Bank of Ireland panel will levy ’dealing with mortgage’ fee and others do not.
About to purchase house in Highbury. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Nottingham 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 Highbury property lawyer is on the Nottingham conveyancing panel.
The estate agent has sent us the confirmation of our purchase of a new build flat in Highbury. 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 legal work.
Here is a sample of a few leasehold new build questions that you may expect your new-build leasehold conveyancing in Highbury
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Please confirm the Lease plans are surveyor prepared. Please supply evidence that the form of Lease proposed has been approved by the Land Registry. The Lease must contain a provision on behalf of the Vendor to pay the service charges in respect of unoccupied units in order to ensure that all services can be provided. 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.
Back In 2000, I bought a leasehold flat in Highbury. Conveyancing and Nottingham Building Society mortgage are in place. A letter has just been received from someone claiming to own the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Highbury who acted for me is not around. Any advice?
First contact HMLR to make sure that the individual purporting to own the freehold is indeed the registered owner of the freehold reversion. There is no need to instruct a Highbury conveyancing firm to do this as you can do this on the Land Registry website for £3. You should note that regardless, even if this is the legitimate landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
After months of dialogue we simply can't agree with our landlord on how much the lease extension should cost for our flat in Highbury. Can we issue an application to the Residential Property Tribunal Service?
if there is a missing freeholder or if there is dispute about the premium for a lease extension, under the Leasehold Reform, Housing and Urban Development Act 1993 you can apply to the Leasehold Valuation Tribunal to determine the premium.
An example of a Lease Extension matter before the tribunal for a Highbury flat is Lower Flat 16A Beatty Road in September 2012. The premium payable was £13,577. The terms of the lease has been agreed between the Applicants and the First Respondent and the Tribunal did not seek to disturb that agreement. This case was in relation to 1 flat.
We are midway through buying a property in Highbury. Conveyancing solicitor has told us the property is "Leasehold". Does this impact the marketability of the house?
Highbury conveyancing does not normally involve leasehold houses. The crucial factor here is the remaining lease term and the ground rent. If it's 999 years with a peppercorn rent, it's virtually freehold, so it shouldn't impact the saleability significantly.
At the other extreme, if it's, say, Sixty years it is bound to have a adverse effect on the value, and most likely wouldn't be mortgageable. The remaining lease term and ground rent will be set out in the lease to be supplied to your property lawyer.