Recently been in touch with my conveyancing solicitor in Moorends who completed the legal work two years ago asking for a conveyancing quote based on an identical type of home move (a leasehold residence and a freehold premises) of similar values with a loan from The Mortgage Works. It looks as though am now being charged double. Am I right to be tempted to shop around for a cheaper online property lawyer?
The quote is slightly on the expensive side. If you you were to look around you could shave off some of the expense by as much as £100 plus VAT. That being said, assuming were pleased with the service the firm provided you couldlive to regret opting for an a cheaper lawyer. If is important to enquire that the firm can represent The Mortgage Works. Do utilise our search tool to find a Moorends conveyancing firm on the The Mortgage Works approved list of lawyers, which can often include conveyancing solicitors in Moorends.
My partner and I have recently bought a property in Moorends. We have since encountered a number of issues with the house which we suspect were missed in the conveyancing searches. Is there anything we can do? Can you clarify the type of searches that should have been conducted for conveyancing in Moorends?
The query is vague as to the nature of the problems and if they are relate to conveyancing in Moorends. Conveyancing searches and due diligence initiated as part of the buying process are designed to help avoid problems. As part of the legal transfer of property, a seller fills in a questionnaire known as a SPIF. answers is misleading, you may have a misrepresentation claim against the vendor for any losses that you have suffered. The survey should have identified any problems with the structure of the property. Assuming a detailed survey was carried out and the issues were not identified, you may have a claim against the surveyor. However, if you did not have a full survey, you may be responsible for fixing any defects that have now been noted. We would always encourage buyers to take every possible step to ensure they are completely aware of the condition of a property before purchase regardless of whether they are buying in Moorends.
Do I have to visit the offices of the solicitor to sign the legal charge? If so, I will appoint a lawyer who conducts conveyancing in Moorends so that I can pop in to their offices if required.
Whereas this was necessary 12 years ago, the vast majority banks no longer oblige their conveyancing panel lawyer to witness the borrowers signature. It will still be necessary for you to provide ID documents and there are still distinct advantages to instructing a locally based practitioner, in your situation a conveyancing solicitor in Moorends.
Due to the advice of my in-laws I had a survey completed on a property in Moorends in advance of retaining conveyancers. I have been advised that there is a flying freehold element to the house. Our surveyor advised that some lenders tend not grant a mortgage on a flying freehold premises.
It varies from the lender to lender. Lloyds has different requirements for example to Nationwide. Should you wish to call us we can investigate further with the appropriate lender. If you lender is happy to lend one our lawyers can help as they are used to dealing with flying freeholds in Moorends. Conveyancing will be smoother if you use a solicitor in Moorends especially if they are acquainted with such properties in Moorends.
Should I be wary about estate agents that I am dealing with are suggesting a nationwide conveyancing firm rather than a local Moorends conveyancing company?
As with many professional services, often suggestions from relatives can be extremely useful or valuable. Yet there are numerous players in a conveyancing deal; estate agents, mortgage brokers and lenders may recommend conveyancers to retain. On occasion these lawyers might be known to one of the organisations as being good in their field, but occasionally there might be a commercial relationship behind the endorsement. You have the discretion to select your preferred lawyer. However, bear in mind that some lenders operate an approved list of solicitors you have to use for the lender related work in your transaction.
I own a leasehold flat in Moorends. Conveyancing and Bank of Scotland mortgage are in place. I have received a letter from someone saying they have taken over the reversionary interest in the property. It included a ground rent demand for rent dating back to 1997. The conveyancing practitioner in Moorends who previously acted has now retired. Do I pay?
First make enquiries of HMLR to be sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to incur the fees of a Moorends conveyancing firm to do this as it can be done on-line for £3. You should note that in any event, even if this is the rightful landlord, under the Limitation Act 1980 no more than 6 years of rent can be collected.
I inherited a leasehold flat in Moorends, conveyancing having been completed 5 years ago. Can you please calculate a probable premium for a statutory lease extension? Comparable properties in Moorends with an extended lease are worth £180,000. The ground rent is £65 invoiced annually. The lease finishes on 21st October 2084
You have 59 years unexpired we estimate the premium for your lease extension to range between £20,900 and £24,200 as well as plus your own and the landlord's "reasonable" professional fees.
The suggested premium range that we have given is a general guide to costs for renewing a lease, but we are not able to supply the actual costs without more comprehensive due diligence. Do not use the figures in tribunal or court proceedings. There are no doubt additional concerns that need to be considered and you obviously want to be as accurate as possible in your negotiations. Neither should you take any other action based on this information before seeking the advice of a professional.