My family solicitor has sent a quote for £1700 for freehold conveyancing in Kingstanding. I am hoping to sell a Edwardian property for £250,000. This sounds over the top. Is it above the average fee for conveyancing in Kingstanding?
The costs illustration is fractionally on the high side. If you are willing to expend time comparing prices you might trim some of the cost by say a hundred pounds. On the other hand, you maycome to rue choosing an an untested lawyer. Don't forget to enquire the solicitor can also act for your mortgage company. You can employ our comparison tool to locate a Kingstanding conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Kingstanding.
Finally the sale completed on my house in Kingstanding last February but the buyer keeps telephoning daily complaining that her solicitor needs to hear from mysolicitor. What are the post completion sale formalities now that I have sold?
Following your disposal your conveyancer should deliver the transfer documentation and all additional paperwork to the buyer’s solicitors. Where appropriate, your conveyancer must also evidence that the home loan has been repaid to the purchasers solicitors. There is unlikely to be post completion requirements peculiar conveyancing in Kingstanding.
My lawyer in Kingstanding is not listed on the Halifax Approved Panel. Is it possible for me to use my family solicitor notwithstanding that they are not on the Halifax approved list?
Your options are as follows:
- Complete the purchase with your preferred Kingstanding solicitors but Halifax will need to retain a lawyer on their list of acceptable firms. This will result in additional overall conveyancing fees and result in frustration.
- Choose a new practitioner to act in the conveyancing, obviously checking they are Halifax approved.
- Persuade your Halifax solicitor to attempt to join the Halifax panel
I can see plenty of information on this site concerning conveyancing in Kingstanding but what is your top tip for selecting the right conveyancer in Kingstanding
It would be unwise to be seduced by the lowest Kingstanding conveyancing fees. You really do get what you pay for when it comes to conveyancing solicitors. A cheap quote may mean that the conveyancing solicitor is handling a lot of jobs at one time and you won’t get the quality of service and the attention that you need. It is, however, wise to use a conveyancer who has a fixed fee on a no sale, no fee basis. This way, you go into the conveyancing with your eyes wide open.
I'm the single beneficiary of my late father’s estate and I have everything in my name alone, including the house in Kingstanding. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the house. I understand that there is a CML 6 month 'rule', meaning my proprietorship may be considered the same way as though I had purchased the house in May. Is the property unsalable for six months?
The CML handbook obliges solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you might be affected by that. How practical a view banks take of it, depend on the mortgage company as this requirement primarily exists to pick up on subsales or the flipping of properties.
I have decided to exercise my right to buy my property in Kingstanding off the council. I have a mortgage offer with Nationwide. Conveyancing is new to me. Can I proceed without a solicitor easily? I think we can but we keep being told I should have 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 Nationwide, you will need to appoint a solicitor on the Nationwide conveyancing panel.
I have recentlydiscovered that Wolstenholmes have been shut down. They carried out my conveyancing in Kingstanding for a purchase of a freehold house 12 months ago. How can I establish that the property is registered correctly in the name of the former proprietor?
The quickest method 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 Kingstanding conveyancing specialists.
I work for a reputable estate agency in Kingstanding where we see a number of leasehold sales derailed due to short leases. I have been given inconsistent advice from local Kingstanding conveyancing firms. Can you clarify whether the vendor of a flat can initiate the lease extension formalities for the buyer?
As long as the seller has owned the lease for at least 2 years it is possible, to serve a Section 42 notice to kick-start the lease extension process and assign the benefit of the notice to the purchaser. The benefit of this is that the buyer need not have to sit tight for 2 years to extend their lease. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or simultaneously with completion of the sale.
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 purchaser.
I own a split level flat in Kingstanding, conveyancing having been completed 5 years ago. Can you give me give me an indication of the likely cost of a lease extension? Similar properties in Kingstanding with over 90 years remaining are worth £260,000. The average or mid-range amount of ground rent is £50 invoiced every year. The lease comes to an end on 21st October 2100
With just 75 years remaining on your lease we estimate the premium for your lease extension to span between £8,600 and £9,800 plus legals.
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 a more accurate figure without more detailed due diligence. You should not use this information in tribunal or court proceedings. There may be additional concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. You should not take any other action based on this information without first getting professional advice.