My friend's mother is a solicitor. I expect that I'll be able to get friends and family pricing for conveyancing, However if that does not come through, what level of costs would I typically be looking at for conveyancing in Ketton?
Do contrast pricing. Do use our search tool on this page. Whilst charges seem to contrast greatly but service levels do differ between conveyancers as is the case with the vast majority of professional services.
We note that you have a post code search directory identifying firms on the Santander conveyancing panel. Do firms pay you a referral fee if I appoint them for our own conveyancing in Ketton?
We are a listing service only for law firms wishing to communicate if they are on the Santander conveyancing panel or other lender panels. We do not charge referral fees to any conveyancer that you subsequently appoint for your conveyancing in Ketton.
I am planning to move property in November. Will my conveyancing solicitor communicate with the removal company on the day of completion. Incidentally, can you put forward a removal company in Ketton. Conveyancing lawyer was found prior to coming across your website.
On the afternoon of completion you will need to collect the keys from your property agent but this can only take place once the previous owners solicitors confirm to the agent that they acknowledge receipt of the completion payment and the keys can be passed over. After that you should advise the removal company that you are ready to move in. We are not in a position to recommend a specific removal organisation but can help you choose a residential property solicitor in Ketton or a lawyer that specialises in conveyancing in Ketton.
Is it correct that all Ketton CQS (Conveyancing Quality Scheme) solicitors are on the TSB conveyancing panel?
A selection of lenders now utilise CQS as the kick off point for Panel approval such as HSBC and Santander. CQS membership however is no guarantee to lender panel acceptance. Nevertheless,the CML have indicated that it is likely to become a pre-requisite for solicitors wishing to join their approved list of conveyancing solicitors.
After shopping around on the internet I have found a Ketton conveyancer having made sure that they are on the HSBC conveyancing panel. Does my lawyer arrange the survey of the property?
HSBC will need an independent valuation of the property. Your lawyer will not arrange this. Usually HSBC will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. Your conveyancing practitioner will not organise the survey but they may be able to put you in touch with a local one that they recommend. RICS offers a find a surveyor service (just google it) where you can search for a qualified surveyor by your Ketton postcode. As you are getting a mortgage with HSBC, you could contact them to see if they have a list of approved surveyors in Ketton.
I have todaybeen informed that Arc property Solicitors have been shut down. They carried out my conveyancing in Ketton for a purchase of a leasehold apartment 12 months ago. How can I establish that the property is in my name in the name of the previous owner?
The quickest way to check if the premises is registered to you, you can carry out a search of the land registry (£3.00). You can either do this yourself or ask a law firm to do this for you. If you are not registered you can seek help from one of a number of Ketton conveyancing specialists.
The estate agent has sent us the confirmation of our purchase of a new build apartment in Ketton. 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 selection of leasehold new build questions that you may expect your new-build leasehold conveyancing in Ketton
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Please supply a car parking plan. Investor purchasers must be able to freely grant unsecured tenancies at market rents without requiring any consents. 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. Forfeiture - bankruptcy or liquidation must not apply under this provision. Please confirm the Lease plans are surveyor prepared.
I am tempted by the attractive purchase price for a two maisonettes in Ketton which have in the region of 50 years unexpired on the lease term. Should I regard a short lease as a deal breaker?
There is no doubt about it. A leasehold apartment in Ketton is a wasting asset as a result of the shortening lease. The nearer the lease gets to its expiry date, the more it adversely affects the salability of the premises. The majority of purchasers and banks, leases with under 75 years become less and less attractive. On a more positive note, leaseholders can extend their leases by serving a Section 42 Notice. One stipulation is that they must have owned the property for two years (unlike a Section 13 notice for purchasing the freehold, when leaseholders can participate from day one of ownership). When successful, they will have the right to an extension of 90 years to the current term and ground rent is effectively reduced to zero. Before moving forward with a purchase of a property with a short lease term remaining you should talk to a solicitor specialising in lease extensions and leasehold enfranchisement. We are are happy to put you in touch with Ketton conveyancing experts who will explain the options available to you during an initial telephone conversation free of charge. A more straightforward and quicker method of extending would be to contact your landlord directly and sound him out on the prospect of extending the lease. You may find he or she is happy to negotiate informally and willing to consider your offer straight off, without having to involve anyone else. This will save you time and money and it could help you reach a lower price on the lease. You need to ensure that any new terms represent good long-term value compared with the standard benefits of the Section 42 Notice and that onerous clauses are not inserted into any redrafting of the lease.
I acquired a split level flat in Ketton, conveyancing formalities finalised March 2000. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Corresponding flats in Ketton with an extended lease are worth £265,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2101
You have 76 years unexpired we estimate the premium for your lease extension to range between £8,600 and £9,800 as well as legals.
The figure above a general guide to costs for extending a lease, but we are not able to supply a more accurate figure in the absence of comprehensive due diligence. Do not use this information in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be considered and you obviously should be as accurate as possible in your negotiations. Neither should you move forward placing reliance on this information before seeking the advice of a professional.