Our family lawyer has given a fee estimate £1150 for freehold conveyancing in Newbridge. I’m hoping to downsize from a Georgian detached home for £225,000. Is this overpriced? Is it in excess of what I should be paying for conveyancing in Newbridge?
The estimate does seem a tad steep. If you are happy to expend time scrutinising fee on a like for like basis you might get the conveyancing a bit cheaper by as much as £100 plus VAT. That being said, you maycome to regret choosing an an unknown lawyer. Don't forget to ensure the conveyancer can represent your lender. You can employ our search tool to choose a Newbridge conveyancing practice on the lender’s conveyancing panel which can often include conveyancing solicitors in Newbridge.
I just acquired a flat at auction in Newbridge. Conveyancing is necessary. What happens now?
Given that you have now legally bound yourself to purchase you now have to appoint a conveyancing lawyer quickly as you now have a tight a drop dead date to complete the purchase. Every auction property should have a corresponding auction set of papers. This should include the copy title deeds, local authority and drainage searches. Where you are dealing with leasehold property the legal papers should provide a copy of the lease, management information and a sellers leasehold information form and other conveyancing paperwork pertinent to leasehold premises. You need to give this to your appointed conveyancing solicitor as soon as possible. You also need to ensure that you have funds organised to complete on the date specified in the contract.
The mortgage over my property is with Kent Reliance for my property in Newbridge. Conveyancing has been completed a year ago. Should I wish to rent out the flat and do not currently have a buy-to-let mortgage do I need to remortgage to a BTL mortgage or inform Kent Reliance?
Your original mortgage agreement with Kent Reliance will provide that you need their approval before 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 solicitor.
The formalities of my purchase has taken place for my property in Newbridge. Conveyancing was of an acceptable standard but I feel I should register my dissatisfaction about the lender. How does one go about formally complaining?
Most banks and building societies have complaints procedures. Your first port of call should be one of the lender’s branches or the Customer Services Department at head office. In most cases complaints to a lender are sorted out very quickly. However if you are not satisfied that the matter is not resolved you can write to Financial Ombudsman Service, South Quay Plaza, 183 Marsh Wall, London E14 9SR who will take matters further.
I used Stirling Law several years past for my conveyancing in Newbridge. I now require my papers but cannot find the solicitor. What do I do?
You should contact the Solicitors Regulatory Authority (SRA) to assist in tracking down your conveyancing files. They can be contacted on please contact on 0870 606 2555. Alternatively, you should use their online form to make an enquiry. You will need to provide the SRA with as much information as possible to assist their search, including the name and address in Newbridge of the conveyancing firm of solicitors you previously used, the name of conveyancing solicitor with whom you had dealings, and the date on which you last had dealings with the firm.
How does conveyancing in Newbridge differ for newly converted properties?
Most buyers of new build residence in Newbridge approach us having been asked by the builder to exchange contracts and commit to the purchase even before the premises is finished. This is because house builders in Newbridge typically buy the land, 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 conveyancing solicitors 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 Newbridge or who has acted in the same development.
I am in need of some leasehold conveyancing in Newbridge. Before I set the wheels in motion I want to be sure as to the number of years remaining on the lease.
Assuming the lease is registered - and 99.9% are in Newbridge - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
I purchased a 1st floor flat in Newbridge, conveyancing formalities finalised October 2001. 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? Comparable properties in Newbridge with an extended lease are worth £179,000. The ground rent is £65 charged once a year. The lease expires on 21st October 2082
With just 57 years left to run we estimate the price of your lease extension to span between £26,600 and £30,800 plus costs.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you a more accurate figure without more comprehensive investigations. Do not use this information in tribunal or court proceedings. There are no doubt other issues that need to be taken into account 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.
What can I do where I am dissatisfied with the conveyancer who handled our conveyancing in Newbridge?
We live in an imperfect world, and is is a fact of life that every so often matters do not go as planned. However there is recourse where you were dissatisfied with your conveyancing in Newbridge. This varies from trying to resolve matters directly with them, through to reporting a conveyancer to their regulator. If you remain unhappy you may consider enlisting the help of the Legal Ombudsman.