I was referred a lawyer who has given a fee estimate £995 for freehold conveyancing in Long Hanborough. I am hoping to downsize from a modern property for £200,000. Is this overpriced? Is it above the average fee for conveyancing in Long Hanborough?
The charges are a little high. If you shop around you might reduce the fees slightly by say £125. On the other hand, you maylive to regret choosing an a cheaper solicitor. If is important to be sure the solicitor can act for your bank. Do utilise our search tool to locate a Long Hanborough conveyancing company on the lender’s conveyancing panel which can often include conveyancing solicitors in Long Hanborough.
It is 10 years ago since I bought my home in Long Hanborough. Conveyancing lawyers have recently been appointed on the sale but I am unable to track down my title documents. Will this cause complications?
You need not be too concerned. Firstly the deeds may be kept by your lender or they could be archived with the solicitor who handled your purchase. Secondly in most cases the property will be registered at the land registry and you will be able to establish that you are the registered owner by your conveyancing lawyers obtaining up to date copy of the land registers. Most conveyancing in Long Hanborough involves registered property but in the unlikely event that your property is not registered it adds to the complexity but is not insurmountable.
What is the difference between a licensed conveyancer and conveyancing solicitor in Long Hanborough
There are many recorded licenced Conveyancers in Long Hanborough and Solicitor firms in Long Hanborough to choose from It is important to make clear that both are regulated professionals specialising in the legal aspects of transferring property. They may both also conduct other property legal work such as remortgage conveyancing, enfranchisement and transfer of equity conveyancing.
I can not fathom if my lender obliges me to make sure the lease term for the flat is extended prior to the completion date. I have called my Long Hanborough building society branch on numerous occasions and was reassured it wasn't a problem and they will lend. My Long Hanborough conveyancing solicitor - who is on the lender conveyancing panel- called to say that they would not lend in accordance with their published requirements. Who do I believe?
Provided that the conveyancing practitioner is on the lender approved list, she or he must follow the Council of Mortgage Lenders’ Handbook requirements for the lender. Unless your lawyer obtains specific confirmation in writing that the mortgage company will go ahead, your lawyer has no choice but to refrain from exchanging contract and committing you to the purchase. We would suggest that you ask the bank to contact your lawyer in writing confirming that they will accept the number of years left on the lease.
Intending to buy a house in Long Hanborough. I have received an online quote from a licenced conveyancer, which states: "There will be no charge for dealing with the Lender if you are obtaining a mortgage". I take this to mean that there will be no additional fee if the solicitor is on the Co-operative conveyancing panel. I wanted to make sure it means there will be no additional fees for dealing with the mortgage.
They are simply saying that the cost for acting for the lender is included in the fee being quoted. It is worth you checking that the Long Hanborough lawyer is on the Co-operative conveyancing panel.
I am purchasing a new build house in Long Hanborough with a mortgage from Platform Home Loans Ltd. The developers would not budge the amount so I negotiated five thousand pounds worth of extras instead. The property agent advised me not inform my conveyancer about the extras as it would adversely affect my loan with Platform Home Loans Ltd. Should I keep quiet?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Due to the advice of my in-laws I had a survey completed on a property in Long Hanborough in advance of retaining solicitors. I have been advised that there is a flying freehold aspect to the property. My surveyor advised that some mortgage companies may refuse to give a loan on a flying freehold home.
It varies from the lender to lender. Santander has different instructions from Birmingham Midshires. If you e-mail us we can look into this further via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Long Hanborough. Conveyancing can be more complicated and therefore you should check with your conveyancing solicitor in Long Hanborough to see if the conveyancing costs will increase in light of this.
Planning to exchange soon on a garden flat in Long Hanborough. Conveyancing lawyers assured me that they will have a report out to me next week. Are there areas in the report that I should be focusing on?
Your report on title for your leasehold conveyancing in Long Hanborough should include some of the following:
-
Where does the liability rest to repair and maintain the main walls and foundations. It is important for you to know who is liable for the repair and maintenance of all parts of the block and communal areas What remedies are open the freeholder should you have breached the provisions of the lease? You need to be told what constitutes a Nuisance as far as the lease is concerned Rent payments - what is due and what the invoice dates are, and be on notice if this will change in the future Whether your lease has a provision for a reserve fund for major works?
I bought a ground floor flat in Long Hanborough, conveyancing formalities finalised in 2007. How much will my lease extension cost? Similar flats in Long Hanborough with an extended lease are worth £165,000. The ground rent is £50 yearly. The lease runs out on 21st October 2103
With just 77 years remaining on your lease the likely cost is going to be between £7,600 and £8,800 plus costs.
The suggested premium range above a general guide to costs for extending a lease, but we are not able to provide the actual costs in the absence of detailed due diligence. You should not use this information in a Notice of Claim or as an informal offer. There may be additional issues that need to be considered and you obviously want to be as accurate as possible in your negotiations. Please do not take any other action placing reliance on this information without first seeking the advice of a professional.