Why would one use a Marple Bridge conveyancing firm when internet based alternatives are so much cheaper?
To take your time to find scrutinise conveyancing costs in Marple Bridge and you should seek an affordable estimate but don’t be focused with getting the lowest priced Marple Bridge conveyancer. Identifying the right conveyancer can be the distinction between a smooth and a frustrating home move. It is important that you ensure that you have expert guidance from a specialist conveyancer. An e-mail can never take the place of a phone call and can never replicate a one to one appointment. The firms that we work with will find you a qualified and experienced conveyancing solicitor who can tackle your conveyancing from beginning to end, providing a level of personalised service that you will never get with an web based conveyancer. Our lawyers will inform you as to headway making sure that you are ensuring that you are updated at regular intervals. Should it ever be necessary to phone the firm you will know who you need to speak to and we'll be sure you are kept fully informed.
Completed the sale of my flat in Marple Bridge last March yet the purchaser is calling me complaining that his conveyancer is waiting to hear from mysolicitor. What should my lawyer have done now that I have sold?
Post completion of your house sale your solicitor should forward the transfer deeds and all additional paperwork to the buyer’s conveyancer. If applicable, your lawyer must also send confirmation that the mortgage has been repaid to the purchasers solicitors. There is unlikely to be post completion steps peculiar conveyancing in Marple Bridge.
I am considering applying for a Kent Reliance mortgage for purchase of a newly converted (under development) in Marple Bridge with 60% loan to value. Is it compulsory to choose a solicitor on the conveyancing panel for Kent Reliance ?
There is nothing to stop you using your solicitor, but Kent Reliance will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Are there restrictive covenants that are commonly picked up as part of conveyancing in Marple Bridge?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Marple Bridge. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
How does conveyancing in Marple Bridge differ for new build properties?
Most buyers of new build premises in Marple Bridge approach us having been asked by the housebuilder to sign contracts and commit to the purchase even before the premises is constructed. This is because developers in Marple Bridge tend to acquire the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancers as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Marple Bridge or who has acted in the same development.
I am employed by a busy estate agent office in Marple Bridge where we have experienced a few leasehold sales put at risk as a result of leases having less than 80 years remaining. I have been given inconsistent advice from local Marple Bridge conveyancing solicitors. Could you confirm whether the owner of a flat can start the lease extension formalities for the buyer?
As long as the seller has been the owner for at least 2 years it is possible, to serve a Section 42 notice to start the lease extension process and assign the benefit of the notice to the purchaser. This means that the buyer can avoid having to wait 2 years for a lease extension. Both sets of lawyers will agree to form of assignment. The assignment has to be done before, or at the same time as completion of the disposal of the property.
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 invested in buying a 1st floor flat in Marple Bridge, conveyancing was carried out half a dozen years ago. 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 flats in Marple Bridge with over 90 years remaining are worth £197,000. The ground rent is £55 levied per year. The lease terminates on 21st October 2079
With only 54 years left to run we estimate the price of your lease extension to range between £32,300 and £37,400 plus professional fees.
The figure above a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. You should not use the figures in tribunal or court proceedings. There are no doubt other concerns that need to be considered and clearly you should be as accurate as possible in your negotiations. Neither should you take any other action placing reliance on this information without first getting professional advice.