I selected a high street firm for our conveyancing in Hockley Heath last week. Upon checking the Terms I noteI am liable for fees even if the dealdoes not happen. Should I go with them or select an on-line firm offering no move no charge conveyancing in Hockley Heath?
It is usually ‘give and take’ in that if "No Sale No Fee" is available then the conveyancing charges will generally be higher to counteract those transactions that fail to complete. Dont forget that such deals tend not to cover disbursements for instance Hockley Heath conveyancing search fees.
I am close to exchanging contracts on the sale of our house in Hockley Heath and the buyers lawyers are claiming that there is a possibility that the property was constructed on contaminated land. A local conveyancer would know this is not the case. For the life of me I don't know why the buyers are using a national conveyancing practice rather than a conveyancing solicitor in Hockley Heath. We have lived in Hockley Heath for many years we know of no issue. Do we contact our local Authority to obtain clarification that there is no issue.
It would appear that you have a conveyancing solicitor already. What do they say? You should check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out health insurance to cover that same sickness)
Just had an offer accepted on a new build apartment in Hockley Heath. Conveyancing is a frightening process at the best of times but I have never purchased a new build flat before. What sort of enquires would be asked in new build conveyancing.
Set out below are examples of a few leasehold new build enquiries that you may expect your new-build leasehold conveyancing in Hockley Heath
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Please confirm the Lease plans are surveyor prepared. 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. The Vendor must covenant to keep unoccupied units in good repair until long leases are granted therefore. Please supply a car parking plan. 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.
I am four weeks into a freehold purchase having been referred to solicitors by the high street agent to carry out the conveyancing in Hockley Heath. We are not happy. Could you you assist me in finding new lawyers?
They would have to be really poor in order to consider replacing them. Has the mortgage been generated? If so you will need to inform them of the replacement lawyer and have the offer are issued to the new lawyers. Your new conveyancer should be on the lenders panel to avoid added costs and frustration. That should be your starting point. Our search tool should assist you in finding a bank approved lawyer for your conveyancing in Hockley Heath
I work for a reputable estate agent office in Hockley Heath where we have witnessed a number of flat sales jeopardised as a result of short leases. I have been given inconsistent advice from local Hockley Heath conveyancing solicitors. Please can you clarify whether the vendor of a flat can instigate the lease extension formalities for the buyer?
Provided that the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to commence the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer need not have 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 simultaneously with completion of the sale.
Alternatively, it may be possible to agree the lease extension with the freeholder 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 purchaser.
I acquired a leasehold flat in Hockley Heath, conveyancing formalities finalised December 2012. Can you please calculate a probable premium for a statutory lease extension? Similar flats in Hockley Heath with over 90 years remaining are worth £211,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease finishes on 21st October 2093
You have 68 years remaining on your lease we estimate the premium for your lease extension to be between £9,500 and £11,000 as well as 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 supply a more accurate figure in the absence of detailed due diligence. You should not use this information in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information without first getting professional advice.
My nephew is just in the process of moving home, he had his mortgage in principle. After the offer was accepted on apartment we contacted the lender to move forward with his. I was shocked to learn that mortgage companies do not accept all property lawyer, they need to be on their approved list, is this right?
Lenders ordinarily imposes restrictions either the type or the number of conveyancing firms on their panel. A common example of such restriction(s) being that a firm must have two or more partners. In addition to restricting the type of firm, some have decided to limit the number of firms they use to represent them. You should note that banks have no responsibility for the quality of advice provided by any Hockley Heath lawyer on their panel. Mortgage fraud was a key driver in the rationalisation of conveyancing panels a few years ago and whilst there are differing views about the extent of solicitor involvement in some of that fraud. Statistics from the Land Registry reveal that thousands of law firms only carry out one or two conveyances a year. Those supporting conveyancing panel cuts ask why law firms should have the right to be on a Lender panel when clearly, conveyancing is not their speciality. To put it another way; would you want a conveyancing solicitor to represent you if you were charged with a crime? Unlikely.