Our family lawyer has sent a quote for £995 for no sale no fee conveyancing in Liskeard. I’m looking to sell a Edwardian house for £275,000. This seems overpriced. Is it in excess of what I should be paying for conveyancing in Liskeard?
The charges are a bit high. If you shop around you could decrease the fees slightly by say £100 plus VAT. On the other hand, you mightcome to regret opting for an a cheaper lawyer. Don't forget to check the conveyancer can act for your mortgage company. You can employ our comparison tool to get a quote a Liskeard conveyancing company on the banks approved list of lawyers which can often include conveyancing solicitors in Liskeard.
I have given 2 months notice to my existing landlord and have to be out of my rented apartment in Liskeard by the end of next month. Conveyancing for my house purchase has just started. Is it possible to complete in 5 weeks as don't want to have to find temporary accommodation?
It is unwise to serve notice for your tenancy until you have exchanged. Assuming that you have not already done so, update to your solicitor and urge them to they apply pressure on the other lawyers, try to get a realistic time scale from them that everyone will aim towards
My aunt passed away six months ago and as sole heir and executor I was left the house in Liskeard. The house had a relatively small loan remaining of approximately £8000. I want to have the title changed into my name whilst I re-mortgage to Principality, pay off the mortgage. Is this possible?
Where you intend to refinance then Principality will insist on your using a conveyancer on the Principality conveyancing panel. Here is link to the Land Registry online guidance around what to do when a property owner dies. This will help you to understand the registration process behind changing the details re the registered title. in your case it would appear that you are effectively purchasing the property from the estate. Your Principality conveyancing panel solicitor pays the new mortgage money into the estate, the estate pays off the old mortgage, the charge is released and you become the owner and the Principality mortgage is registered as a charge at the Land Registry.
Over the last few months I have been searching for a flat up to £245,000 and found one round the corner in Liskeard I like with open areas and transport links nearby, the downside is that it only has 52 years on the lease. I can't really find anything else in Liskeard for this price, so just wondered if I would be making a grave error buying a lease with such few years left?
Should you need a mortgage that many years will be problematic. Reduce the offer by the expected lease extension will cost if not already taken into account. If the current proprietor has owned the property for at least 2 years you could request that they start the process of the extension and pass it to you. You can add 90 years to the existing lease term with a zero ground rent applied. You should speak to your conveyancing lawyer regarding this.
If all goes to plan we aim to complete the disposal of our £250,000 garden flat in Liskeard on Tuesday in a week. The managing agents has quoted £396 for Certificate of Compliance, insurance certificate and 3 years statements of service charge. Is it legal for a freeholder to charge an administration fee for a leasehold conveyance in Liskeard?
Liskeard conveyancing on leasehold flats normally requires the purchaser’s lawyer submitting enquiries for the landlord to answer. Although the landlord is under no legal obligation to respond to such questions the majority will be content to assist. They are entitled to charge a reasonable charge for answering questions or supplying documentation. There is no set fee. The average fee for the paperwork that you are referring to is over three hundred pounds, in some cases it is in excess of £800. The management information fee demanded by the landlord must be accompanied by a synopsis of rights and obligations in relation to administration fees, without which the invoice is technically not due. Reality however dictates that one has no option but to pay whatever is demanded if you want to sell the property.
I acquired a split level flat in Liskeard, conveyancing formalities finalised May 2002. 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? Equivalent properties in Liskeard with over 90 years remaining are worth £222,000. The average or mid-range amount of ground rent is £50 per annum. The lease expires on 21st October 2096
With only 70 years remaining on your lease we estimate the premium for your lease extension to span between £9,500 and £11,000 plus professional fees.
The figure that we have given is a general guide to costs for renewing a lease, but we are not able to advice on a more accurate figure in the absence of comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other concerns that need to be taken into account and clearly you want to be as accurate as possible in your negotiations. Please do not move forward based on this information without first seeking the advice of a professional.
My work colleague mentioned that when selecting a conveyancing firm they must be approved by your bank. I am a FTB but I have an offer in principle via Nat West Bank and I already have a local conveyancing solicitor in Liskeard at the ready. Does Birmingham Midhshires need an approved conveyancer to be instructed? Does a directory of approved firms even exist for my conveyancing in Liskeard?
You should instruct a solicitor that is on the Birmingham Midhshires panel. Simply ring your chosen Liskeard conveyancing solicitor to check if they are on the Birmingham Midhshires panel. If they are not approved you have a couple of choices available to you here:
- Carry on with your existing Liskeard solicitor but Birmingham Midhshires will no doubt appoint a solicitor on their approved list. This will result in additional cost together with potential interruption.
- Get a fresh property lawyer to conduct the conveyancing, ensuring that they are on the Birmingham Midhshires conveyancing panel.
- Convince your conveyancer to do everything within their powers to join the Birmingham Midhshires conveyancing panel.