My previous conveyancer has quoted £1700 for no sale no fee conveyancing in Llanallgo. I am hoping to downsize from a purpose built house for £200,000. This appears expensive. Is it in excess of what I should be paying for conveyancing in Llanallgo?
The charges are a tad high. Where you are content to spend time comparing prices you may be able to get the conveyancing a bit cheaper by as much as £125. On the other hand, you maycome to regret choosing an an unknown lawyer. If is important to ensure the firm can represent your lender. You can employ our search tool to get a quote a Llanallgo conveyancing company on the lender’s approved list of lawyers which can often include conveyancing solicitors in Llanallgo.
we are a couple who are buying a newly converted flat in Llanallgo with a residential mortgage from Santander.We would like to retain our Llanallgo conveyancing lawyer but Santander says his firm is not on their "panel". We have to appoint a Santander panel firm or retain our high street solicitor and pay for one of their panel ones to act for them. We feel as though this is unjust; is there anything we can do?
No, not really. The loan offered to you contains terms and conditions, one of which will be that conveyancers needs to be on the Santander conveyancing panel. Until recently, most banks had large numbers of solicitors on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your lawyer to apply to be on the conveyancing panel for Santander
We had chosen conveyancing lawyers with offices in Llanallgo on the UBS solicitor approved list. They are now charging me a further sum for the legal aspects of the UBS mortgage. Is this an additional conveyancing fee set by UBS?
As unfair as it may appear, as long as it’s in their Terms of Engagement or estimate then yes your lawyer is entitled to charge a fee for this. This charge is not dictated by UBS but by your Llanallgo conveyancer. Plenty of firms on the UBS panel will charge ’dealing with mortgage’ fee but plenty of firms include it on their overall fee.
The mortgage over my property is with Kent Reliance for my property in Llanallgo. Conveyancing has been completed months ago. If I am intending to rent out my property and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
You must advise Kent Reliance prior to letting out your property as this is likely to be a breach of Kent Reliance’s mortgage conditions. In many cases banks or building societies will permit you to let out your former home without needing to switch to a buy-to-let mortgage but some lenders will add a surcharge to your mortgage rate to reflect the higher risk. You should contact Kent Reliance directly. You need not do this via a Kent Reliance conveyancing panel lawyer.
Having digested plenty of house buying guides, I note that they all recommend that you should get your house surveyed prior to buying it. When I asked my local Llanallgo solicitor - who is on the Nottingham conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Nottingham will need an independent valuation of the property. Your lawyer will not arrange this. Usually Nottingham 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 conveyancer 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 Llanallgo postcode. As you are getting a mortgage with Nottingham, you could contact them to see if they have a list of approved surveyors in Llanallgo.
I am buying a new build flat in Llanallgo. Conveyancing is necessary evil 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 legal work.
Here are examples of a few leasehold new build enquiries that you can expect your new-build leasehold conveyancing in Llanallgo
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Please supply a car parking plan. Please confirm the Lease plans are architect prepared. Has the Lease plan been approved by the Land Registry and if not when will they be lodged for this purpose? 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.
Planning to exchange soon on a ground floor flat in Llanallgo. Conveyancing solicitors inform me that they report fully on Monday. Are there areas in the report that I should be focusing on?
The report on title for your leasehold conveyancing in Llanallgo should include some of the following:
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Does the lease require carpeting throughout thus preventing wood flooring? Whether the landlord has obligations to ensure rights of quiet enjoyment over your premises and do you know what it means in practice? You would want to be sent a copy of the lease The unexpired lease term. You should receive guidance as what happens when the lease expires, and aware of the importance of not letting the lease term falling below eighty years Changes to the property
I own a leasehold flat in Llanallgo, conveyancing was carried out January 2006. Can you give me give me an indication of the likely cost of a lease extension? Corresponding properties in Llanallgo with over 90 years remaining are worth £227,000. The ground rent is £50 charged once a year. The lease runs out on 21st October 2097
With only 72 years left to run we estimate the price of your lease extension to range between £9,500 and £11,000 plus legals.
The suggested premium range above a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of detailed investigations. You should not use the figures in tribunal or court proceedings. There may be additional concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first seeking the advice of a professional.
Is planning permission required to convert a single dwelling into two flats in Llanallgo? This has taken place to a property opposite to my house in Llanallgo and was unaware of it happening until after the works were done.
Planning permission is required for splitting a single dwelling in Llanallgo into flats but probably not for reverting once again to single dwelling-house so, simply put, yes,a it is needed.