We are purchasing a house and need a conveyancing solicitor in Hinton St George who is on the RBS approved panel. Can you recommend a local conveyancing firm?
Our service is limited to being a directory service for firms who wish to be listed as being on the approved conveyancing panel for RBS . We don't recommend any particular firms conducting conveyancing in Hinton St George.
We are planning to move property in January. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you suggest a removal company in Hinton St George. Conveyancing lawyer was chosen prior to coming across this page.
On the afternoon of completion you will need to pick up the house keys from your property agent but this should only occur once the sellers solicitors inform the agent that the monies to complete are in and the keys can be released. Subsequently you should advise the removal men that they can start moving you in. As a matter of policy we do not suggest a specific removal organisation but can assist you in finding a residential property solicitor in Hinton St George or a solicitor with expertise in conveyancing in Hinton St George.
I have today made my last payment due on my mortgage with Barclays. I assume I don't need a Hinton St George lawyer on the Barclays panel to discharge the mortgage at the Land Registry. Please confirm.
If you have finished paying off your Barclays mortgage, they may send you evidence showing that you have paid it off. Alternatively they may notify the Land Registry directly. The Land Registry need to see this evidence before they will remove the Barclays mortgage from the register. Barclays, and any evidence they send you, will determine the action you need to take. In cases where no conveyancer is acting for you and you have paid off your mortgage:
- but are not moving to another property
- where Barclays has sent the Land Registry the discharge electronically, and
- Barclays has instructed the Land Registry to do so
I recently had an offer agreed on an apartment in Hinton St George. My mortgage broker pressured me to appoint their property lawyer. I paid an advanced payment of £175. Shortly after, the property lawyer called me embarrassingly acknowledging that they were not on the Principality 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 Principality 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.
Should our lawyer be raising enquiries concerning flooding during the conveyancing in Hinton St George.
The risk of flooding is if increasing concern for lawyers specialising in conveyancing in Hinton St George. Some people will acquire a property in Hinton St George, completely aware that at some time, it may suffer from flooding. However, leaving to one side the physical destruction, if a house is at risk of flooding, it may be difficult to obtain a mortgage, satisfactory insurance cover, or sell the premises. Steps can be carried out as part of the conveyancing process to forewarn the buyer.
Conveyancers are not qualified to offer advice on flood risk, however there are a various searches that can be initiated by the purchaser or on a buyer’s behalf which will figure out the risks in Hinton St George. The standard property information forms given to a purchaser’s solicitor (where the Conveyancing Protocol is adopted) contains a standard question of the seller to find out if the property has ever been flooded. If the residence has been flooded in past which is not revealed by the owner, then a purchaser may bring a legal claim for losses as a result of such an incorrect response. A buyer’s lawyers may also carry out an enviro search. This should higlight if there is any known flood risk. If so, additional inquiries will need to be conducted.
Me and my brother own a terraced Edwardian house in Hinton St George. Conveyancing solicitor represented me and Alliance & Leicester . I happened to do a free search for it on the Land Registry database and I saw two entries: one for freehold, the second leasehold under the matching address. I'd like to know for sure, how can I find out??
You should review the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered owner of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Hinton St George and other areas of the country and poses no real issues for owners other than when they sell they have to account for both freehold and leasehold interests when dealing with lenders. You can also enquire as to the position with your conveyancing practitioner who conducted the work.
I have been on the look out for a ground for flat up to £245,000 and found one close by in Hinton St George I like with open areas and station in the vicinity, however it's only got 49 remaining years left on the lease. There is not much else in Hinton St George suitable, so just wondered if I would be making a mistake buying a short lease?
Should you need a mortgage the remaining unexpired lease term will likely be an issue. Reduce the price by the amount the lease extension will cost if it has not already been discounted. If the current proprietor has owned the premises for at least twenty four months you can request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term and have £0 ground rent by law. You should speak to your conveyancing lawyer concerning this matter.
I have just started marketing my ground floor flat in Hinton St George. Conveyancing solicitors are to be appointed soon, but I have just had a yearly maintenance charge invoice – what should I do?
Your conveyancing lawyer is likely to suggest that you should pay the maintenance contribution as usual because all ground rent and maintenance invoices will be apportioned as part of the financial calculations for completion monies, so you will be reimbursed by the purchaser for the period running from after the completion date to the subsequent invoice date. Most management companies will not acknowledge the buyer until the service charges have been paid and are up to date, so it is important for both buyer and seller for the seller to show that they are up to date. This will smooth the conveyancing process.
I purchased a leasehold flat in Hinton St George, conveyancing was carried out May 2009. Can you work out an approximate cost of a lease extension? Equivalent flats in Hinton St George with an extended lease are worth £202,000. The ground rent is £55 invoiced annually. The lease finishes on 21st October 2080
With 56 years remaining on your lease we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be taken into account and you obviously want to be as accurate as possible in your negotiations. You should not move forward based on this information before getting professional advice.