We had appointed conveyancers with offices in Marple Bridge on the Kent Reliance solicitor panel. They have just billed me a supplemental sum for the legal aspects of the Kent Reliance mortgage. Is this a supplemental conveyancing fee specified by Kent Reliance?
Unfortunately, so long as it is in their Terms of Engagement or estimate then yes your solicitor is entitled to levy a fee for this. The charge is not set by Kent Reliance but by your Marple Bridge property lawyer. Plenty of firms on the Kent Reliance panel will charge an ‘acting for lender’ fee but many practices include it on their overall fee.
I am currently in the process of buying my council flat in Marple Bridge. I have a mortgage agreed with Coventry BS. Conveyancing is not something I have any knowledge of. 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 Coventry BS, you will need to appoint a solicitor on the Coventry BS conveyancing panel.
After shopping around on the internet I have found a Marple Bridge lawyer having made sure that they are on the UBS conveyancing panel. Does my lawyer arrange the survey of the property?
UBS will need an independent valuation of the property. Your lawyer will not arrange this. Usually UBS 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 Marple Bridge postcode. As you are getting a mortgage with UBS, you could contact them to see if they have a list of approved surveyors in Marple Bridge.
I purchased a terraced Edwardian house in Marple Bridge. Conveyancing solicitor represented me and Birmingham Midshires. I did a free Land Registry search last week and I saw a couple of entries: one for freehold, another for leasehold under the exact same property. I'd like to know for sure, how can I find out??
You should read the Freehold register you have again and check the Charges Register for mention of a lease. The best way to be sure that you are also the registered proprietor of the leasehold and freehold title as well is to check (£3). It is not completely unheard of in Marple Bridge and other areas of the country and poses no real issues for owners other than when they remortgage they have to account for both freehold and leasehold interests when dealing with purchasers. You can also check the situation with the conveyancing lawyer who carried out the work.
I've recently found out that there is a flying freehold issue on a property I put an offer in a fortnight ago in what should have been a quick, chain free conveyancing. Marple Bridge is where the house is located. Is there any guidance you can give?
Flying freeholds in Marple Bridge are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Marple Bridge you must be sure that your lawyer goes through the deeds very carefully. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Marple Bridge may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold property.
Is it simple use the search facility to select a conveyancing practitioner in Marple Bridge on the approved list for my bank?
First select a mortgage company such as Birmingham Midshires, Chelsea Building Society or Godiva Mortgages Ltd then choose your preferred area such as Marple Bridge. Conveyancing organisations in Marple Bridge and further afield should be listed.
Am I best advised to choose a Marple Bridge conveyancing solicitor in close proximity to the house I am hoping to buy? An old friend can carry out the legal work however her office is 200kilometers away.
The benefit of a high street Marple Bridge conveyancing firm is that you can attend the office to execute paperwork, hand in your ID and apply pressure on them where appropriate. Having local Marple Bridge know how is a benefit. That being said nothing is more important than finding someone that will pull out all the stops for you. If you know people who instructed your friend and the majority were impressed that should outweigh using an unknown Marple Bridge conveyancing solicitor just because they are based in the area.
I am attracted to a couple of apartments in Marple Bridge both have approximately fifty years remaining on the lease term. Will this present a problem?
There are plenty of short leases in Marple Bridge. The lease is a right to use the property for a prescribed time frame. As the lease gets shorter the value of the lease reduces and results in it becoming more expensive to extend the lease. This is why it is advisable to increase the term of the lease. More often than not it is difficult to sell a property with a short lease because mortgage companies less inclined to grant a loan on properties of this type. Lease extension can be a difficult process. We advise that you get professional assistance from a conveyancer and surveyor with experience in this arena.
I am the registered owner of a split level flat in Marple Bridge, conveyancing formalities finalised in 2012. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Marple Bridge with an extended lease are worth £202,000. The ground rent is £60 invoiced annually. The lease expires on 21st October 2082
You have 56 years left to run we estimate the premium for your lease extension to be between £29,500 and £34,000 as well as plus your own and the landlord's "reasonable" professional fees.
The figure above a general guide to costs for extending a lease, but we are not able to advice on the actual costs in the absence of comprehensive due diligence. You should not use the figures in a Notice of Claim or as an informal offer. There may be other concerns that need to be taken into account and clearly you should be as accurate as possible in your negotiations. Please do not move forward placing reliance on this information without first seeking the advice of a professional.